My family solicitor has sent a quote for £995 for no move no fee conveyancing in Forestdale. I’m selling a Georgian detached home for £175,000. Is this too much? Is it above the average fee for conveyancing in Forestdale?
The estimate does seem marginally overpriced. If you shop around you could trim some of the cost by say a hundred pounds. That being said, you couldcome to regret choosing an an unknown lawyer. Don't forget to enquire that the firm can represent your mortgage company. Do make use of our comparison tool to select a Forestdale conveyancing practice on the lender’s approved list of lawyers which can often include conveyancing solicitors in Forestdale.
My solicitor has identified a a legal deficiency with the lease for the flat we are buying in Forestdale. The seller’s lawyers have put forward title insurance as a solution. We are happy with insurance and will cover the costs. Our conveyancer says that he must check that the mortgage company is happy with this solution. Who is the client here, us or the lender?
Regardless of the fact that you have a mortgage offer from the bank does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the bank are the client. These conveyancing instructions must be adhered to.
I have paid off my mortgage with Nationwide. I assume I don't need a Forestdale property lawyer on the Nationwide panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
Completion of my remortgage has taken place for my property in Forestdale. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
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. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Forestdale building society branch on a couple of occasions and was told it does not affect the mortgage offer and they will lend. My Forestdale conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Provided that the solicitor is on the mortgage company panel, they must comply with the Council of Mortgage Lenders’ Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Have purchased a a detached house in Forestdale , What is the estimated time for the Land Registry to register my proprietorship? My Forestdale conveyancing solicitor has been very slow, so I want to be sure that my name is registered.
As far as conveyancing in Forestdale registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can differ according to the party submitting the application, whether there are errors and if the Land registry communicate with any 3rd persons or bodies. Currently roughly 80% of such applications are fully addressed in less than three weeks but occasionally there can be longer hold-ups. Registration occurs after the buyer has moved in to the property therefore registration formalities is not typically an essential issue but where there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for the application to be prioritised.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Forestdale. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Forestdale
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Please confirm the Lease plans are architect prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
I need to instruct a conveyancing practitioner in Forestdale for my home move. Can I check a solicitor's record with the profession’s regulator?
Anyone may search for published Solicitor Regulator Association (SRA) determinations resulting from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. For information Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator may monitor call for training purposes.