My wife and I are looking to buy a house in Kempsey and have appointed a Kempsey conveyancing practice. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Santander have this morning contacted us to inform me that they have now hit a problem as our Kempsey solicitor is not on their conveyancing panel. What do we do from here?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Kempsey lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
It is is a decade since I bought my home in Kempsey. Conveyancing solicitors have now been appointed on the sale but I can't find my title deeds. Is this a major issue?
You need not be too concerned. Firstly the deeds may be with your mortgage company or they could stored with the solicitor who handled your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. The vast majority of conveyancing in Kempsey relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is resolvable.
Me and my partner are purchasing a property in Kempsey. I might seem paranoid but how we can trust a solicitor? On the day of competition we will need to deposit our life savings into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We are aiming to move property in June. Will my conveyancing solicitor call the removal company on the completion day. Incidentally, can you suggest a removal company in Kempsey. Conveyancing firm was found before I stumbled across this page.
On the day of completion you will need to pick up the house keys from the selling agent however this can only occur once the vendors conveyancers inform the agent that they have the completion monies and the keys can be collected. After that you should advise the removal company that you are ready to move in. We are not in a position to suggest a specific removal organisation but can help you locate a residential property solicitor in Kempsey or a lawyer with expertise in conveyancing in Kempsey.
The formalities of my remortgage has taken place for my property in Kempsey. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Just bought a detached house in Kempsey , how long will it take for the Land Registry to deal with the formalities evidencing my proprietorship? My Kempsey conveyancing solicitor works at snail pace, so I want to be certain that my purchase is registered.
As far as conveyancing in Kempsey is concerned, registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can differ according to the party submitting the application, whether it is in order and if the Land registry must send notices to any other parties. At present approximately 80% of submission are completed in less than three weeks but some can be subject to protracted hold-ups. Registration is effected after the purchaser has moved in to the premises so an expedited registration is not typically primary concern yet where there is a degree of urgency associated with the registration then you or your solicitor must contact the land registry and explain the circumstances.
I am buying a new build house in Kempsey with a mortgage from Virgin Money. The developers refused to move on the price so I negotiated £7000 of additionals instead. The property agent suggested that I not inform my solicitor about this side-deal as it may affect my mortgage with Virgin Money. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In my capacity as executor for the estate of my uncle I am disposing of a property in Newport but reside in Kempsey. My conveyancer (based 300 kilometers from mehas requested that I execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing solicitor in Kempsey who can witness and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are based in Kempsey