I have given 2 months notice to my existing landlord and have to vacate my let out apartment in Horsford by the end of next month. Conveyancing for my house purchase is progressing. How realistic is it to complete in 5 weeks as don't want to have to find short term accommodation?
It is unwise to give notice for your tenancy unless exchange of contracts has taken place. If you have not previously done so, speak to your solicitor and urge them to they chase the owners side, try to a target completion date that all parties will aim to achieve
is it true that all Horsford conveyancing solicitors on the Co-operative conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Co-operative conveyancing panel they would need to be regulated by the SRA. Many lenders do allow licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.
The formalities of my remortgage has taken place for my property in Horsford. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Horsford bank branch on numerous occasions and was told it does not impact the mortgage offer and they will lend. My Horsford conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they would not lend based on their published requirements. Who do I believe?
Provided that the lawyer is on the lender approved list, she or he must follow the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I need some quick conveyancing in Horsford as I am faced with pressure to exchange contracts within 2 weeks. Thankfully I do not require a mortgage. Can I decline from having conveyancing searches to save money and time?
If.Given you are are a mortgage free purchaser you are at free not to do searches although no lawyer would recommend that you don't. Drawing on years of experience of conveyancing in Horsford the following are examples of what can show up and therefore impact future saleability: Enforcement Actions, Outstanding Charges, Overdue Grants, Unadopted Roads,...
four months have elapsed following my purchase conveyancing in Horsford completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Should I be suspicious by brokers that I am dealing with are recommending a nationwide conveyancing firm as opposed to a High Street Horsford conveyancing firm?
As with lots of service providers, often recommendations from relatives can be worth their weight in gold. Yet there are lots of players in a conveyancing transaction; estate agents, financial adviser and mortgage companies may put forward solicitors to appoint. Sometimes these solicitors might be known to one of the organisations as one of the best in their field, but occasionally there may be a commercial relationship behind the endorsement. You are at liberty to choose your own lawyer. Don't forget that many lenders have an approved list of lawyers you must use for the mortgage related work in your transaction.
As co-executor for the estate of my aunt I am disposing of a residence in Swansea but live in Horsford. My conveyancer (based 300 kilometers awayneeds me to execute a stat dec before the transaction finalising. Can you recommend a conveyancing practitioner in Horsford to attest this legal document for me?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are Horsford based