Our Coulsdon conveyancer has spotted an inconsistency between the information in the home valuation survey and what is in the legal papers for the property. My solicitor has advised that he must check that the lender is OK with this discrepancy and is still content to lend. Is my conveyancer’s approach legitimate?
Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications 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 both parties.
We are planning to move property in February. Does my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you recommend a removal company in Coulsdon. Conveyancing solicitor was organised prior to coming across your website.
On the afternoon of completion you can collect the keys from your property agent however this can only happen once the sellers lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be collected. After that you should advise the removal men that you are ready to move in. We do not recommend a particular removal company but can help you find a residential property solicitor in Coulsdon or a firm that specialises in conveyancing in Coulsdon.
I have a mortgage with HSBC for my property in Coulsdon. Conveyancing has been completed 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?
HSBC must be informed of your intention prior to renting your property as this is likely to be a breach of HSBC’s mortgage conditions. In many cases banks or building societies 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 HSBC directly. You need not do this via a HSBC conveyancing panel firm.
Completion of my purchase has taken place for my property in Coulsdon. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department 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, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I completed on my apartment on 12 April and the transaction details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Coulsdon advises it should be dealt with in a couple of weeks. Are transfers in Coulsdon particularly slow to register?
There is nothing unique when it comes to conveyancing in Coulsdon registration formalities. As opposed to being determined by geographic area, timescales can vary according to who lodges the application, whether it is in order and if the Land registry must send notices to any third parties. As of today in the region of 80% of such applications are fully addressed in less than three weeks but occasionally there can be extensive delays. Registration is effected once the new owner has moved in to the property therefore 'speed' is not always top priority but if it is urgent that the the registration takes place urgently then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.
Should I be concerned that estate agents that I am dealing with are suggesting a nationwide conveyancing firm rather than a local Coulsdon conveyancing firm?
As is the case with many service providers, often recommendations from relatives can be worth their weight in gold. But there are numerous players in a conveyancing transaction; estate agents, mortgage brokers and lenders may put forward solicitors to select. On occasion the lawyers might be known to one of the organisations as one of the best in their field, but occasionally there might be a financial incentive behind the recommendation. You have the discretion to select your preferred lawyer. However, bear in mind that most banks specify a panel list of conveyancers you have to use for the mortgage aspect of your home move.
Am I best advised to instruct a Coulsdon conveyancing solicitor in close proximity to the house I am hoping to buy? We have a good friend who can perform the conveyancing however his firm is located 200miles away.
The primary upside of using a high street Coulsdon conveyancing firm is that you can pop in to sign paperwork, hand in your ID and apply pressure on them where appropriate. They will also have local intelligence which is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and they were impressed that should outweigh using an unknown Coulsdon conveyancing solicitor solely due to them being based in the area.
How up-to-date is your search tool for the lender 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 lender conveyancing panel as opposed to being supplied with a list from the mortgage company directly.