I was notified yesterday by my estate agent that my Coombe Warren the law firm I have appointed is not on the lender Conveyancing panel. What can I do to be certain if this is indeed the case?
The first thing you need to do is to contact your Coombe Warren conveyancer. You lawyer should advise you what has happened. If they are not on the panel they may be able to suggest a Coombe Warren conveyancing practice that is on the approved list of lawyers for your bank.
We are looking to buy a flat and need a conveyancing solicitor in Coombe Warren who is on the Coventry BS conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Coombe Warren.
We are purchasing a terrace house in Coombe Warren. Our aim is to carry out a loft conversion at the house.Will legal due diligence on the property include investigations to determine if these alterations were previously refused?
Your property lawyer will check the registered title as conveyancing in Coombe Warren can occasionally reveal restrictions in the title deeds which prohibit certain works or require the consent of another owner. Many additions need local authority planning permissions and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
The formalities of my purchase has taken place for my property in Coombe Warren. 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 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 who will take matters further.
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Coombe Warren solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Coombe Warren postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Coombe Warren.
It has been four months following my purchase conveyancing in Coombe Warren completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. 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 opted to have a survey done on a property in Coombe Warren ahead of appointing conveyancers. I have been informed that there is a flying freehold aspect to the house. My surveyor has said that some lenders may refuse to issue a loan on a flying freehold home.
It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Coombe Warren. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Coombe Warren to see if the conveyancing costs will increase in light of this.
In sourcing the web for the words cheap conveyancing in Coombe Warren it brings up many property lawyersin the area. How do I determine which is the right conveyancer for the sale of my house?
The ideal way of seeking the right conveyancer is via trusted referral, so enquire of friends and family who have bought a property in Coombe Warren or a reputable estate agent or financial adviser. Costs for conveyancing in Coombe Warren differ, so it's a good idea to obtain at least three fee calculations from varying types of conveyancers. Make sure that you clarify that the fees are fixed.