We had appointed conveyancing lawyers with offices in Kingsbridge on the RBS solicitor approved list. They are now charging me a supplemental charge for dealing with the RBS mortgage. Is this a supplemental conveyancing fee set by RBS?
Provided it is contained in their Terms and Conditions or Quote then yes your property lawyer is entitled to levy a fee for this. This charge is not set by RBS but by your Kingsbridge property lawyer. Some firms on the RBS panel will charge an ‘acting for lender’ fee but some firms include it on their overall fee.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Kingsbridge conveyancing practitioner on the Lloyds panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
The formalities of my purchase has taken place for my property in Kingsbridge. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I have recentlyfound out that Wolstenholmes have been shut down. They carried out my conveyancing in Kingsbridge for a purchase of a leasehold flat 10 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?
The easiest method to see if the property is registered to you, 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 Kingsbridge conveyancing specialists.
About to purchase a new build flat in Kingsbridge. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Kingsbridge
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I opted to have a survey completed on a property in Kingsbridge prior to instructing solicitors. I have been informed that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies tend refuse to give a mortgage on this type of premises.
It depends who your proposed lender is. Santander has different requirements from Nationwide. Should you wish to call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Kingsbridge. Conveyancing will be smoother if you use a solicitor in Kingsbridge especially if they are accustomed to such properties in Kingsbridge.
What does commercial conveyancing in Kingsbridge cover?
Kingsbridge conveyancing for business premises covers a wide range of services, provided by regulated solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
In my capacity as executor for the estate of my grandmother I am disposing of a residence in Swansea but reside in Kingsbridge. My solicitor (based 235 miles awayrequires that I sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing lawyer in Kingsbridge who can witness this legal document for me?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are Kingsbridge based