We were about to retain a conveyancing solicitor in Grove Park recommended by you but have come across some other estimates on the internet seem less expensive – why is this?
You can find plenty of conveyancing organisations offering theoretically looks to be cut price. Our recommendation is to give due consideration as to how important this transaction is to you that want to be penny wise pound foolish in relation to the standard of the legal work. Many of them list a budget quote to catch your eye but bury additional charges in the small print..
I am selling my apartment in Grove Park. Does the solicitor need to be required to be on the Kent Reliance conveyancing panel in order to deal with the discharge 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 requirements fairly frequently in recent years.
Are all Grove Park Conveyancing Quality Solicitors on the Lloyds conveyancing panel?
It is true that some banks and building societies now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
The formalities of my remortgage has taken place for my property in Grove Park. Conveyancing was satisfactory 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 Services Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Grove Park solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Grove Park surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Me and my brother purchased a terraced Georgian house in Grove Park. Conveyancing practitioner represented me and Clydesdale. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the matching address. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register for 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 Grove Park and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing solicitor who carried out the work.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Grove Park is the location of the property. Can you offer any assistance?
Flying freeholds in Grove Park are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Grove Park you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Grove Park may determine 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.
Been searching for a lawyer for freehold sale conveyancing in Grove Park. I'm selling, uncomplicated no mortgage to discharge, no rush, no onward purchase. Had an estimate from a conveyancing practitioner for £800 plus VAT which is a little high considering its so straightforward. Is it possible to find less expensive fees for conveyancing in Grove Park?
As it’s a sale only, 475 + VAT is likely to be about the lowest for a Grove Park solicitor firm.