My mortgage broker has asked me for my Bridgend law firm’s panel member for the HSBC conveyancing panel. What is the best way to obtain this. I have e-mailed my local Bridgend office but they have not got back to me yet.
The sensible thing to do is ask for this information from your Bridgend conveyancer . They should have a central record lender panel numbers.
My Conveyancer in Bridgend is not listed on the Coventry Building Society Solicitor Panel. Is it possible for me to use my prefered solicitor notwithstanding that they are not on the Coventry Building Society approved list?
Your options are as follows:
- Complete the purchase with your existing Bridgend lawyers but Coventry Building Society will need to use a solicitor on their list of acceptable firms. This will inevitably rack up the overall conveyancing charges as well as cause frustration.
- Get an alternative practitioner to to deal with the conveyancing, obviously checking they are on the Coventry Building Society panel
Are all Bridgend Conveyancing Quality Solicitors on the Co-operative conveyancing panel?
It is true that some lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
Completion of my remortgage has taken place for my property in Bridgend. Conveyancing was satisfactory 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. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Co-operative have agreed my home loan in principle, my bid on a house in Bridgend has been accepted, what happens next?
Your estate agent will wish to know who your solicitors are (ensure that the property lawyers are on the lender’s panel). Call up Co-operative or your financial adviser and complete any appropriate paperwork. Co-operative will instruct a valuer who will get in touch with the estate agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes about a week to get a mortgage offer. Co-operative will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Bridgend.
It has been 2 months following my purchase conveyancing in Bridgend took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I have been on the look out for a leasehold apartment up to £305k and found one close by in Bridgend I like with a park and railway links in the vicinity, the downside is that it's only got 61 years unexpired on the lease. I can't really find anything else in Bridgend in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you require a home loan the remaining unexpired lease term will likely be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.
At last I have had an offer on an apartment in Bridgend accepted, but there is a chain. The owners have submitted an offer on a property, however it’s not yet agreed to, and are looking at other properties booked. I have chosen a local conveyancing solicitor in Bridgend. What do I do now? At what stage do I apply for the mortgage with Coventry BS?
It is standard to have anxieties where there is an associated chain given your reluctance to be too out of pocket too early (mortgage application is approx £1k, then valuation, Bridgend conveyancing search fees, etc). The first thing to do is ensure that your conveyancing practitioner is on the Coventry BS conveyancing panel. As to the subsequent stages this very much depends on the uniqueness of your case, desire for this property and on the state of the market. In a rising market many purchasers would apply for a home loan with Coventry BS and arrange for the valuation and only if it was satisfactory would they pay their lawyer to press on with searches.