I am not in a position to travel far from Borth. I would like to know the understand why all Borth lawyers are not on all bank panels?
Even though it may seem unfair for lenders to limit who can represent them, from the public’s or solicitor’s standpoint, the other side of the coin is that mortgage companies are increasingly anxious and consider it necessary to shield themselves against mortgage fraud. As a result of this concern mortgage companies are limiting their panel of approved conveyancing lawyers to a size that they are happy to control.
Completed the sale of my flat in Borth last August yet the purchaser is SMS messaging every few hours complaining that his conveyancer needs to hear from mine. What are the post completion sale legalities now that I have sold?
Post completion of your house sale your conveyancer should forward the transfer deeds and all supplemental paperwork to the buyer’s solicitors. Depending on the transaction, your conveyancer must also send confirmation that the home loan has been paid off to the buyers conveyancers. There are no post completion steps specific conveyancing in Borth.
My grandfather passed away last year and as sole heir and executor I was left the house in Borth. The house had a small mortgage left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this allowed?
If you plan to re-mortgage then Kent Reliance will require that you use a conveyancer on the Kent Reliance 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 Kent Reliance 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 Kent Reliance mortgage is registered as a charge at the Land Registry.
Can you help - my lawyer says that flying freehold insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Borth?
The right level of flying freehold indemnity insurance depends on your lender. It would differ for example between National Westminster Bank and Chelsea Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.
Is there a list of Barclays panel conveyancers in Borth on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings available on the web. If you are looking for a Borth lawyer on the Barclays please make the most of our facility.
The formalities of my purchase has taken place for my property in Borth. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily 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, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Am I best advised to instruct a Borth conveyancing lawyer in close proximity to the house I am hoping to buy? We have a good friend who can deal with the legal work but her office is 400miles away.
The primary upside of using a local Borth conveyancing firm is that you can pop in to execute documents, present your identification documents and pester them where appropriate. Having local Borth know how is a plus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and the majority were content that should trump using an unfamiliar Borth conveyancing lawyer just because they are local.
My wife and I have recently appointed a conveyancing solicitor in Borth. I I would like to check if they are listed on the lender's conveyancing panel. Could you or the bank confirm if they are on the panel?
You should call your lawyer to check if they are on the bank's approved list. If that does not help call us and we can make some checks for you. Should the firm not be on the lender panel we can certainly arrange a reputable conveyancing solicitor in Borth on the approved list for your mortgage company.