My Coulsdon solicitor has uncovered an inconsistency between the surveyor’s assumptions in the valuation report and what is revealed within the conveyancing documents. My lawyer has advised that he needs to check that the lender is happy with this discrepancy and is content to go ahead. Is my conveyancer’s approach right?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
We are due to move home in February. Will my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you suggest a removal company in Coulsdon. Conveyancing lawyer was found prior to coming across your site.
On the afternoon of completion you can pick up the house keys from the selling agent but this should only occur after the vendors solicitors advise the agent that the monies to complete are in and the keys can be released. You will need to inform the removal company that you are ready to move in. As a matter of policy we do not suggest a particular removal organisation but can assist you in choosing a residential property solicitor in Coulsdon or a solicitor with expertise in conveyancing in Coulsdon.
I have a mortgage with Nottingham for my property in Coulsdon. Conveyancing has been completed a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nottingham?
You must advise Nottingham prior to letting out your property as this is likely to be a breach of Nottingham’s mortgage conditions. It may be that Nottingham will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. You need not do this via a Nottingham conveyancing panel solicitor.
The formalities of my remortgage has taken place for my property in Coulsdon. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel 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.
I bought my flat on 2 October and my personal details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Coulsdon said it would be concluded in a couple of weeks. Are properties in Coulsdon uniquely lengthy to register?
As far as conveyancing in Coulsdon is concerned, registration is no faster or slower than the rest of England and Wales. Rather than based on location, timescales can vary according to who lodges the application, whether it is in order and whether the Land registry communicate with any third parties. Currently roughly three quarters of submission are completed in less than three weeks but occasionally there can be extensive hold-ups. Registration is effected once the new owner has moved in to the premises thus post completion formalities is not always an essential issue yet if there is a degree of urgency associated with the registration then you or your solicitor can communicate with the Registry to express the reasoning for an expedited registration.
Do I need to be wary by 3rd parties that I am dealing with are encouraging me to use a web based conveyancing firm rather than a local Coulsdon conveyancing practice?
As with lots of service providers, often suggestions from family and friends can be extremely useful or valuable. Yet there are many parties with a keen interest in a conveyancing transaction; estate agents, mortgage brokers and lenders might all suggest conveyancers to instruct. On occasion the solicitors might be known to one of the organisations as experts in their field, but sometimes there might be a commercial relationship behind the endorsement. You have the discretion to choose your own conveyancer. However, bear in mind that the majority of mortgage providers have an approved list of solicitors you must use for the mortgage aspect of your conveyancing.
Is it best to go with a Coulsdon conveyancing solicitor based in the area that I am purchasing? An old friend can conduct the legal formalities however her office is approximately 350kilometers away.
The benefit of a high street Coulsdon conveyancing practice is that you can drop in to sign documents, present your identification documents and pester them where appropriate. Having local Coulsdon know how is a plus. However it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were content that must outweigh using an unknown Coulsdon conveyancing solicitor just because they are round the corner.
How up-to-date is your search tool for the bank conveyancing panel in Coulsdon? Do the mortgage companies send you an updated list?
Coulsdon law firm practices and firms conducting conveyancing in Coulsdon themselves provide us confirmation that they are on the mortgage company conveyancing panel as opposed to being supplied with a list from the mortgage company directly.