My husband and I are planning to acquire a 2 bedroom flat in Kenley with a mortgage. We like our Kenley lawyer, but the mortgage company advise he's not on their "panel". It seems we have little choice but to use one of the lender panel solicitors or keep our Kenley solicitor as well as pay for one of their panel ones to act for them. We regard this is inequitable; can we not demand that the bank use our Kenley lawyer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Kenley conveyancing lawyer to apply to be on the conveyancing panel.
What is the first thing I need to know concerning purchase conveyancing in Kenley?
You may not hear this from too many lawyers but conveyancing in Kenley and elsewhere in Surrey is an adversarial experience. In other words, when it comes to conveyancing there is plenty of room for conflict between you and others involved in the legal transfer of property. E.g., the seller, estate agent and sometimes the lender. Appointing a law firm for your conveyancing in Kenley an important selection as your conveyancer is your adviser, and is the ONE person in the legal process whose responsibility is to act in your legal interests and to protect you.
Sometimes a potential adversary will attempt to persuade you that you should follow their advice. For example, the property agent may claim to be helping by claiming that your lawyer is wrong. Or your financial adviser may try to convince you to do take action that is contrary to your conveyancers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
Have just purchased a probate house at auction in Kenley. Conveyancing is needed. What is next?
Given that you have now exchanged you will need to retain a conveyancing solicitor quickly as you are faced with a pending a fixed date to complete the transaction. All auction property will have a bespoke legal pack. This should include most,if not all of the documents that your conveyancer requires. If you have purchased leasehold premises the auction pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You should hand this to the conveyancer instructed by you ASAP. Do make sure that your finances are in place to complete on the on the contractual date .
Completion of my remortgage has taken place for my property in Kenley. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department 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, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Intending to buy a house in Kenley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society 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 Kenley conveyancer is on the Leeds Building Society conveyancing panel.
The deeds to our property can not be found. The lawyers who did the conveyancing in Kenley 4 years ago are no longer around. Will I be able to sell the house?
Nowadays there are copies made of almost everything, and your conveyancer will be aware precisely where to locate all the appropriate paperwork so you can buy or dispose of your property without any difficulty. If duplicates can’t be found, your solicitor may be able to arrange cover in the form of insurance or indemnities against possible claims on the property.
I am looking for a leasehold apartment up to £195,000 and found one round the corner in Kenley I like with a park and transport links in the vicinity, however it's only got 51 years on the lease. I can't really find anything else in Kenley in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a home loan the remaining unexpired lease term will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
Is it best to use a Kenley conveyancing practitioner who is local to the property I am purchasing? We have a good friend who can conduct the legal formalities however his firm is located approximately 350kilometers drive away.
The benefit of a high street Kenley conveyancing firm is that you can visit the firm to execute paperwork, deliver your ID and pester them if necessary. Having local Kenley know how is a plus. That being said it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and on the whole were content that must surpass using an unfamiliar Kenley conveyancing lawyer solely due to them being local.