I had intended to instruct a conveyancing solicitor in Enderby for our home move. Our financial adviser informed us that our mortgage lenders Nationwide Building Society won't deal with them. Surely this is unduly restrictive?
A decade ago most banks had a different appetite for risk. Almost all Enderby conveyancing firms would have been on many lender panels. The financial services regulator in 2010 conducted a thematic review into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more information from law firms about their operations and their employees and set certain criteria such a completing on a minimum number of conveyancing. Many Enderby conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Enderby is one of the many locations where the solicitors showing on our search results are are authorised to act for Nationwide Building Society.
I am buying a 4 bedroom semi-detached house in Enderby. Our aim is to carry out an extension to the side at the property.Will the conveyancing process include investigations to see if these alterations are allowed?
Your solicitor should review the registered title as conveyancing in Enderby can occasionally reveal restrictions in the title documents which prohibit certain works or necessitated the consent of another owner. Some works need local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
Completion of my remortgage has taken place for my property in Enderby. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am selling my house. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Lloyds are being difficult. The Enderby solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.
Do commercial conveyancing searches reveal impending roadworks that could impact a commercial land in Enderby?
Its becoming the norm that commercial conveyancing solicitors in Enderby will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Enderby. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Enderby.
For each commercial conveyancing transaction in Enderby it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Enderby commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Enderby.
The deeds to my house can not be found. The conveyancers who did the conveyancing in Enderby 5 years ago have long since closed. What do I do?
Gone are the days when you need to hold title deeds to prove you are the registered proprietor of land or premises, as the Land Registry have everything they need in a digital format.
I opted to have a survey carried out on a property in Enderby in advance of retaining conveyancers. I have been told that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies may refuse to grant a mortgage on a flying freehold property.
It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. If you contact us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Enderby. Conveyancing will be smoother if you use a solicitor in Enderby especially if they are acquainted with such properties in Enderby.
I am a fortnight into a leasehold purchase having been referred to solicitors by the local agent to perform conveyancing in Enderby. I am am starting to be disappointed with the level of service. Can you help me find new solicitors?
They would have to be really poor to suggest changing them. Has your loan offer been generated? If so you need to inform them of the new solicitor and get the offer are re-sent. Your solicitor ideally needs to be on the banks approved list to avoid supplemental charges and frustration. So that should be your starting point. The find a solicitor tool should assist you in finding a bank approved solicitor for your conveyancing in Enderby