Just contacted my conveyancing solicitor in Duffield who completed the legal work 18 months ago asking for a conveyancing estimate based on the same type of house sale & purchase (a leasehold premises and a freehold property) of similar values with a mortgage from Nationwide Building Society. I am now being charged twice the amount. Stick with what I know or should I try and find an alternative property lawyer?
The charges are a tad high. If you are content to spend time scrutinising quotes you may be able to get the conveyancing a bit cheaper by as much as £100 plus VAT. That being said, if you were satisfied with the service the firm provided you couldcome to rue opting for an an unknown solicitor. If is important to be sure the solicitor can also act for Nationwide Building Society. You can utilise our search tool to find a Duffield conveyancing firm on the Nationwide Building Society approved list of lawyers, which can often include conveyancing solicitors in Duffield.
My wife and I are nearing an exchange on a property in Duffield and my parents have sent the ten percent deposit to my conveyancer. I am now advised that as the deposit has been sent from someone other than me my lawyer needs to disclose this to my bank. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I disclosed to the mortgage company concerning my parents' contribution when I applied for the home loan, so is it really appropriate for this now to hold matters up?
The solicitor is obliged to check with lender to make sure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only reveal this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
is it true that all Duffield solicitor firms on the Leeds Building Society conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Leeds Building Society conveyancing panel they would need to be governed by the SRA. Many lenders do allow licenced conveyancers on their panel and in such a situation the organisation would be overseen by the CLC.
I have paid off my mortgage with Santander. I assume I don't need a Duffield conveyancer on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
Completion of my remortgage has taken place for my property in Duffield. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I require fast conveyancing in Duffield as I am under pressure to sign on the dotted line within one month. A home loan is not required. Is it possible to escape the need for conveyancing searches to save money and time?
As you are not getting a mortgage you have the choice not to have searches carried out although no conveyancer would advise that you don't. Drawing on years of experience of conveyancing in Duffield the following are examples of what can arise and adversely affect market value: Refused Planning Applications, Overdue Fees, Overdue Grants, Unadopted Roads,...
How does conveyancing in Duffield differ for new build properties?
Most buyers of new build residence in Duffield come to us having been asked by the seller to sign contracts and commit to the purchase even before the residence is constructed. This is because new home sellers in Duffield tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Duffield or who has acted in the same development.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Duffield is the location of the property. What do you suggest?
Flying freeholds in Duffield are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Duffield you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Duffield may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.