It has come to my attention via my IFA that my Eaton Bray lawyer is not on the mortgage company Conveyancing panel. What can I do to be sure whether this is correct?
Your first step should be to call your Eaton Bray conveyancer. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
Do the Building Society Association intend to launch a online directory to list solicitors on the Darlington Building Society conveyancing panel for instance in Eaton Bray?
We would not expect to be advised of any intention on the part of the BSA to develop such a register.
Are all Eaton Bray Conveyancing Quality Solicitors on the Nottingham conveyancing list of approved firms?
A selection of lenders now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Eaton Bray property lawyer on the Coventry BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
Completion of my remortgage has taken place for my property in Eaton Bray. Conveyancing was satisfactory 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 Care Department 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 who will take matters further.
Me and my brother purchased a semi-detached Edwardian property in Eaton Bray. Conveyancing lawyer acted for me and Nationwide Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold with the exact same address. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Eaton Bray and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing practitioner who conducted the work.
I have just appointed agents to market my basement flat in Eaton Bray. Conveyancing is yet to be initiated, but I have just received a half-yearly maintenance charge demand – what should I do?
It best that you pay the service charge as you normally would given that all ground rent and service payments will be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Leasehold Conveyancing in Eaton Bray - Examples of Queries Prior to Purchasing
The majority of Eaton Bray leasehold flats will incur a service charge for the upkeep of the building invoiced on behalf of the landlord. Should you acquire the apartment you will have to meet this liability, usually periodically throughout the year. This can differ from several hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. In all probability there will be a rentcharge for you to pay annual, this is usually not a significant amount, say about £50-£100 but you need to check as occasionally it can be many hundreds of pounds. The prefered form of lease structure is if the freehold title is owned by the leaseholders. In this scenario the leaseholders have being in charge if their destiny and although a managing agent is frequently employed where the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves.
We are hoping to buy a three room flatin Eaton Bray with a mortgage from a lender. We like our solicitor in Eaton Bray but our mortgage company says he's not on their "panel". We have to appoint one of the our bank panel firms or stay with our Eaton Bray solicitor and incur the extra legals for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that our bank use our Eaton Bray lawyer?
Unfortunately,no. The mortgage company mortgage offered to you is subject to conditions, one of which will be that lawyers will on the lender's conveyancing panel. Until recently, most banks had open panels, including most conveyancing solicitors in Eaton Bray : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for your lender.