We are purchasing a 1 bedroom apartment in Maidenhead with a mortgage. We like our Maidenhead lawyer, but the mortgage company advise she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or keep our Maidenhead property lawyer as well as pay for one of their panel firms to act for them. We consider that this is inequitable; can we not demand that the mortgage company use our Maidenhead conveyancer ?
Unfortunately,no. Your mortgage offer 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 Maidenhead conveyancing solicitor to apply to be on the conveyancing panel.
When looking at consumer advice sites for a high-quality lawyer in Maidenhead, many comment that I should look for a CQS assured lawyer. What is CQS?
The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to best practice conveyancing procedures via the scheme protocol the standard includes numerous firms who perform conveyancing in Maidenhead.
What is the difference between a licensed conveyancer and conveyancing solicitor in Maidenhead
There are many registered licenced Conveyancers in Maidenhead and Solicitor practices in Maidenhead offering conveyancing It is important to make clear that the two are regulated professionals specialising in the legal aspects of transferring property. They may both also handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I am due to move home in January. Will my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you suggest a removal company in Maidenhead. Conveyancing firm was chosen prior to coming across this website.
On the day of completion you can collect the keys from your estate agent however this should only be done once the vendors lawyers confirm to the agent that the monies to complete are in and the keys can be collected. You should advise the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal organisation but can assist you in choosing a residential property solicitor in Maidenhead or a solicitor with expertise in conveyancing in Maidenhead.
The formalities of my remortgage has taken place for my property in Maidenhead. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. 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.
My relative suggested that if I am purchasing in Maidenhead I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Maidenhead conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Maidenhead around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Maidenhead Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Maidenhead Education with plans and statistics, Local Amenities and other useful data about Maidenhead.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Maidenhead is the location of the property. What do you suggest?
Flying freeholds in Maidenhead are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Maidenhead you must be sure that your lawyer goes 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 Maidenhead 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 premises.
A conveyancing firm acted on my conveyancing in Maidenhead half a dozen years ago having archived my title documents but has now closed – What steps do I now take to retreive them?
Title deeds, as such, no longer exist as most homes in Maidenhead are archived digitally at Land Registry. Should you need to show ownership or are disposing of or re-mortgaging your conveyancing practitioner should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.