Recently been in touch with my conveyancing solicitor in Kenton who completed the legal work two years ago requesting a conveyancing quote based on an identical type of home move (a leasehold residence and a freehold property) of almost identical values with a home loan from Halifax. It looks as though am now being charged twice the amount. Should I look for a cheaper online firm of conveyancing solicitor?
The quote is slightly on the high side. If you shop around you could get the conveyancing a bit cheaper by say a hundred pounds. That being said, assuming were content with the conveyancing the firm provided you maycome to rue opting for an an untested lawyer. If is important to enquire that the solicitor can represent Halifax. Do use our search tool to get a quote a Kenton conveyancing firm on the Halifax approved list of lawyers, which can often include conveyancing solicitors in Kenton.
We see that you have a search directory identifying law firms on the Clydesdale conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in Kenton?
We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Kenton.
Completion of my remortgage has taken place for my property in Kenton. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge 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 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 who will take matters further.
It is not clear whether my lender requires a lease extension. I have called my Kenton building society branch on various occasions and was told it does not impact the mortgage offer and they will lend. My Kenton conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. I have no idea who is right.
Your conveyancer has to follow the CML Handbook section two specifications for your bank. 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 am selling my house. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Santander are being pedantic. The Kenton solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
We are downsizing from our property in Kenton and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any high street Kenton lawyer would know this is not the case. For the life of me I don't know why the purchasers are using a national conveyancing firm rather than a conveyancing solicitor in Kenton. We have lived in Kenton for 4 years we know of no issue. Do we contact our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing firm already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I have recentlyfound out that Stirling Law have closed. They conducted my conveyancing in Kenton for a purchase of a leasehold flat 12 months ago. How can I check that my home is not still registered in the name of the former proprietor?
The easiest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Kenton conveyancing specialists.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a quick, chain free conveyancing. Kenton is where the house is located. What do you suggest?
Flying freeholds in Kenton are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Kenton you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kenton 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 residence.