Me and my fiance are buying a 3 bedroom flat in Alfriston with a mortgage. We would like to retain our Alfriston lawyer, however the mortgage company says she’s not on their "panel". It seems we have no option but to select one of the lender panel conveyancing practices or continue with our Alfriston solicitor as well as pay for one of their panel lawyers to act for them. We regard this is inequitable; can we not insist that the bank use our Alfriston conveyancer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Alfriston conveyancing lawyer to apply to be on the conveyancing panel.
My uncle passed away six months ago and as sole heir and executor I was left the property in Alfriston. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this possible?
Given you intend to refinance then Yorkshire BS will insist on your using a conveyancer on the Yorkshire BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Yorkshire BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Yorkshire BS mortgage is registered as a charge at the Land Registry.
My partner and I have arranged the release of further monies on our mortgage from Co-operative as we intend to carry out renovations to our house in Alfriston. Do we need to choose a bricks and mortar Alfriston solicitor on the Co-operative conveyancing panel to handle the paperwork?
Co-operative do not ordinarily appoint firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative list.
My wife and I are spending time viewing flats in Alfriston and I am about to put in an offer. Should I already have a lawyer in place at this stage? I am planning to take a mortgage with Virgin Money.
It would be wise to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are getting a mortgage with Virgin Money, ask your prospective lawyers if they are on the Virgin Money conveyancing panel otherwise they can't do the mortgage legal work.
Completion of my purchase has taken place for my property in Alfriston. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I used Arc property Solicitors a few years past for my conveyancing in Alfriston. I now require my papers however the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Alfriston of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a ground for flat up to £245,000 and identified one near me in Alfriston I like with amenity areas and railway links nearby, however it's only got 49 years on the lease. I can't really find anything else in Alfriston in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a home loan that many years may be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
I need to instruct a conveyancing solicitor for some conveyancing in Alfriston. I have discover a site which seems to have the perfect solution If there is a chance to get all the legals done via email that would be ideal. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?