I have given 8 weeks notice to my current landlord and must vacate my let out apartment in Leamington Spa by 6/8/2025. Conveyancing for my house purchase is progressing. Is it possible to complete in a couple of weeks as I wish to avoid having to find short term accommodation?
The normal practice is not to provide notice for your tenancy unless exchange of contracts has taken place. Assuming that you have not previously done so, update to your lawyer and urge them to they apply pressure on the other lawyers, try to get a realistic time scale from them that everyone will look to achieve
Can you clarify what the consequences are if my lawyer’s firm is suspended from the Lloyds Conveyancing panel ahead of completing my conveyancing in Leamington Spa?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Is there a list of HSBC panel conveyancers in Leamington Spa on the Building Society Association’s Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. A small selection of mortgage companies make their panel listings available online. If you are seeking to appoint a Leamington Spa conveyancing practitioner on the HSBC please make the most of our tool.
Completion of my purchase has taken place for my property in Leamington Spa. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel 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.
UBS have agreed my home loan in principle, my offer on a property in Leamington Spa has been agreed to, what are the next steps?
The property agent will need to be advised as to your lawyer's details (be sure the solicitors are on the lender’s approved list). Contact UBS or your financial adviser and finish off any relevant forms. UBS will appoint a valuer who will get in touch with the estate agent or vendor to book a time for the valuation to take place. Once conducted (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. UBS will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Leamington Spa.
I am close to exchanging contracts on the sale of our home in Leamington Spa and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed an online conveyancing firm as opposed to a conveyancing solicitor in Leamington Spa. Having lived in Leamington Spa for six years we know of no issue. Should we get in touch with our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing lawyer currently acting for you. 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 health insurance to cover that same ailment)
It has been five months following my purchase conveyancing in Leamington Spa concluded. I have checked the Land Registry website which shows that I paid £175,000 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 asset 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.
My wife and I have recently appointed a conveyancing solicitor in Leamington Spa. I I would like to check if they are listed on the lender's conveyancing panel. Can you advise?
One option is to contact your solicitor and ask them if they are on the lender's approved list. If that does not help call us and we can make some checks for you. Should the firm not be on the bank panel we can certainly arrange a specialist conveyancing solicitor in Leamington Spa on the panel for your lender.