I am only a couple days away from an exchange on a house in Kemp Town and my parents have sent the exchange deposit to my solicitor. I am now informed that as the deposit has not arrived from me my conveyancing practitioner needs to disclose this to my lender. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the mortgage company about my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
The property lawyer is obliged to clarify with the bank to make sure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only notify this to your bank if you agree, failing which, your lawyer must cease to continue acting.
Are the Kemp Town conveyancing solicitors identified as being on the Coventry BS conveyancing panel, together with their details provided by Coventry BS?
Kemp Town conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.
My Conveyancer in Kemp Town is not on the Birmingham Midshires Solicitor Panel. Is it possible for me to retain my family solicitor notwithstanding that they are not on the Birmingham Midshires panel?
The limited options available to you here include:
- Carry on with your existing Kemp Town solicitors but Birmingham Midshires will need to instruct a solicitor on their list of acceptable firms. This will result in additional overall legal charges and cause delays.
- Find a new lawyer to act in the conveyancing, not forgetting to check they are Convince your lawyer to do everything within their powers to join the Birmingham Midshires conveyancing panel
Are all Kemp Town Conveyancing Quality Solicitors on the Santander conveyancing list of approved practices?
Some major banks and building societies now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.
I am buying a property in Kemp Town. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Principality be concerned?
As your lender is Principality your lawyer must check the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for Principality. The Council of Mortgage Lenders’ Handbook contains minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Principality where a lease does not meet these conditions. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Kemp Town.
Completion of my purchase has taken place for my property in Kemp Town. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Most 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. We understand that 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.
2 months have elapsed since my purchase conveyancing in Kemp Town completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. 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 residence 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 concerned that brokers that I am dealing with are suggesting an internet conveyancing firm rather than a local Kemp Town conveyancing practice?
As is the case with lots of professional services, often suggestions from relatives can be worth their weight in gold. Nevertheless there are lots of players in a conveyancing transaction; estate agents, financial adviser and mortgage companies might all recommend solicitors to instruct. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but sometimes there might be a commercial relationship behind the endorsement. You are free to select your own lawyer. You need to be aware that many mortgage providers specify a panel list of law firms you are obliged to use for the mortgage related work in your conveyancing.