Unfortunately I am unable to travel far from Eastbourne. Is there a reason why all Eastbourne solicitors aren't automatically on all bank panels?
Lenders ordinarily impose restrictions on either the nature or volume of conveyancing firms on their approved list of lawyers. A common example of such criteria being that a practice is required to have two or more partners. As well as restricting the nature of firm, some banks made a decision to restrict the number of organisations they use to act for them. It is worth noting that banks have no liability for the accuracy of service supplied by any Eastbourne conveyancing practitioner on their panel. Property fraud was the key driver in the reduction of conveyancing panels from 2008 notwithstanding that there are contrary points of view concerning the extent of solicitor involvement in some of that fraud. Statistics from HM Land Registry exposes that thousands of conveyancing practices only carry out less than three conveyances annually. Those vindicating conveyancing panel consolidation ask why conveyancing firms deserve any entitlement to remain on a bank panel when it is apparent that property law is not their primary expertise?
Finally the sale completed on my house in Eastbourne last December yet the purchaser is whats apping me to moan that his conveyancer is waiting to hear from mine. What are the post completion sale formalities following completion?
Post completion of your house sale your solicitor should send the transfer deeds and all of the paperwork to the buyer’s conveyancer. If applicable, your solicitor should also evidence that the legal charge in favour of the lender has been redeemed to the purchasers lawyers. There are no post completion procedures just for conveyancing in Eastbourne.
Last month we had a mortgage agreed in principle with Yorkshire BS. Eastbourne conveyancing practitioners were chosen. What is the average time that one could expect to receive a mortgage offer from Yorkshire BS?
There is no definitive answer here. Have Yorkshire BS conducted the valuation? Have you advised Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Completion of my remortgage has taken place for my property in Eastbourne. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am selling my apartment. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, TSB are being a right pain. The Eastbourne solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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 a new build house in Eastbourne with a loan from Leeds Building Society. The sellers refused to reduce the price so I negotiated £7000 of additionals instead. The property agent suggested that I not reveal to my conveyancer about the extras as it could adversely affect my mortgage with the bank. 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 property I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Eastbourne is the location of the property. Can you shed any light on this issue?
Flying freeholds in Eastbourne are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Eastbourne you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Eastbourne 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.
What do I do if I am not happy with the conveyancing practitioner who carried out our conveyancing in Eastbourne?
We live in an imperfect world, and unfortunately sometimes things do go wrong. That being said there is recourse where you were unhappy with your conveyancing in Eastbourne. This varies from trying to resolve matters directly with them, through to reporting a solicitor to their regulator. If things still aren’t sorted out you may consider enlisting the help of the Legal Ombudsman.