My house in Greasby is up for sale and I have a purchaser. Does my conveyancer have to be on the Kent Reliance conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Kent Reliance conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.
The formalities of my remortgage has taken place for my property in Greasby. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Almost all 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. In most cases 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.
Planning on purchasing a flat in Greasby. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Greasby lawyer is on the Bank of Ireland conveyancing panel.
Yorkshire BS have agreed my mortgage in principle, my bid on a house in Greasby has been accepted, now what?
The estate agent will need to know who your solicitors are (ensure that the property lawyers are on the lender’s approved list). Call up Yorkshire BS or your financial adviser and finalise any relevant forms. Yorkshire BS will appoint a valuer who will get in contact with the estate agent or vendor to schedule an appointment. Once conducted (assuming no problems) it takes about a week to get a mortgage offer. Yorkshire BS will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Greasby.
Will our conveyancer be asking questions about flooding as part of the conveyancing in Greasby.
The risk of flooding is if increasing concern for lawyers dealing with homes in Greasby. Some people will acquire a property in Greasby, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to give advice on flood risk, but there are a numerous searches that can be initiated by the buyer or on a buyer’s behalf which can figure out the risks in Greasby. The standard completed inquiry forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the owner to determine if the premises has suffered from flooding. If flooding has previously occurred and is not revealed by the owner, then a buyer could issue a claim for damages resulting from an misleading reply. The purchaser’s solicitors will also carry out an enviro search. This will higlight if there is any known flood risk. If so, more detailed investigations will need to be carried out.
Over the last few months I have been searching for a leasehold apartment up to £305k and found one round the corner in Greasby I like with open areas and railway links in the vicinity, however it only has 61 remaining years left on the lease. I can't really find anything else in Greasby suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a home loan the shortness of the lease may be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
I was recommended by numerous selling agents in Greasby to get a quote from a conveyancer using your seach tool. What’s the financial inducement for Estate Agents to offer your lawyers rather than a competitor’s?
We refuse to make any referral fee for directing people our way. We thought it would be too underhand to pay a commission as a client could think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
Why is it not possible to complete my conveyancing in Greasby on Good Friday?
This is due to the fact that on completion the money needs to be transferred electronically between the banks of the buyer and seller's conveyancer and at present this can only occur on a business day. So you can't complete on a weekend either.