I am considering applying for a UBS mortgage for purchase of a newly converted (under development) in Ketton with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for UBS ?
There is nothing to stop you using your solicitor, but UBS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I have paid off my mortgage with Coventry BS. I assume I don't need a Ketton conveyancing practitioner on the Coventry BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
The formalities of my purchase has taken place for my property in Ketton. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved 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.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Ketton bank branch on various occasions and was told it wasn't an issue and they would lend. My Ketton conveyancing solicitor - who is on the bank conveyancing panel- called and was told they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the lawyer is on the mortgage company approved list, they must comply with the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Various internet forums that I have come across warn that are the primary reason for hinderance in Ketton house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays in the conveyancing process. Local searches are unlikely to feature in any slowing down conveyancing in Ketton.
Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who dealt with the conveyancing in Ketton 4 years ago no longer exist. Will I be able to sell the house?
Nowadays there are duplicates made of almost everything, and your conveyancer will be aware precisely where to look for all the relevant paperwork so you may purchase or dispose of your house without a hitch. Where copies can’t be located, your conveyancer can put in place insurance or indemnities protecting you against possible claims on your property.
I decided to have a survey carried out on a house in Ketton ahead of instructing solicitors. I have been advised that there is a flying freehold element to the property. Our surveyor advised that some mortgage companies may not issue a mortgage on a flying freehold property.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. If you contact us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ketton. Conveyancing will be smoother if you use a solicitor in Ketton especially if they are accustomed to such properties in Ketton.
My husband and I are 3 weeks into a residential purchase having been directed to solicitors by the high street agent to execute conveyancing in Ketton. I am am very frustrated with the quality of service. Can you you assist me in finding new solicitors?
They would need to be really bad in order to consider changing them. Has the loan offer been sent? If so you must make them aware of the new contact details and ensure the offer are re-sent. Your new conveyancer needs to be on the lenders approved list to avoid escalating fees and complications. That should be your starting point. The find a solicitor tool should help you find a lender approved conveyancer for your home move in Ketton