I am not in a position to travel far from Eastbourne. I would like to know the reason why all Eastbourne lawyers aren't automatically on all mortgage company panels?
Mortgage Companies ordinarily restrict either the nature or volume of conveyancing practices on their panel. A common example of such restriction(s) being that a organisation needs to have at least two partners. In addition to restricting the type of firm, some have decided to reduce the size of their panel they permit to represent them. It is worth noting that banks have no responsibility for the accuracy of service provided by any Eastbourne conveyancing practitioner on their approved list. Property fraud was the primary trigger for the reduction of conveyancing panels in the last decade notwithstanding that there are opposing views concerning the extent of solicitor involvement in some of that fraud. Statistics published by HM Land Registry reveal that thousands of law firms only carry out less than three conveyances annually. Those supporting conveyancing panel pruning question why conveyancing firms deserve claim to be listed on a conveyancing panel when clearly property law is not their speciality?
Finally the sale completed on my house in Eastbourne last April yet the purchaser is telephoning me to say their conveyancer needs to hear from myconveyancer. What are the post completion sale legalities now that I have sold?
After completion of your house sale your lawyer is obliged to send the transfer documentation and all additional paperwork to the purchaser's lawyers. Depending on the transaction, your lawyer must also confirm that the mortgage has been repaid to the purchasers lawyers. There is unlikely to be post completion tasks just for conveyancing in Eastbourne.
Two weeks ago we had a mortgage agreed in principle with Aldermore. Eastbourne conveyancing lawyers are selected. What is the average time that one could expect to receive a mortgage offer from Aldermore?
There is no definitive answer here. Have Aldermore completed the valuation? Have you informed Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Completion of my purchase has taken place for my property in Eastbourne. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost 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. Ordinarily 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.
I am due to exchange contracts on my flat. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being difficult. The Eastbourne solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am buying my first flat in Eastbourne with a loan from Yorkshire Building Society. The sellers refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not disclose to my conveyancer about the deal as it will impact my loan with Yorkshire Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Eastbourne is the location of the property. Can you shed any light on this issue?
Flying freeholds in Eastbourne are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Eastbourne you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Eastbourne may ascertain 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 residence.
What are my options where I am dissatisfied with the solicitor who did my conveyancing in Eastbourne?
Occasionally the level of service you receive is not as you expect, and unfortunately occasionally matters do not go as planned. However there is recourse where you were not happy with your conveyancing in Eastbourne. This varies from trying to resolve matters directly with them, through to reporting a solicitor to their regulator. If you remain unhappy you may consider enlisting the help of the Legal Ombudsman.