I am not in a position to travel far from Mickleover. What is the rationale as to why all Mickleover conveyancers aren't automatically on all bank panels?
As unjust as it may appear for mortgage companies to restrict who can act for them, from the public’s or lawyer’s viewpoint, the other side of the coin is that mortgage companies are becoming ever more anxious and feel it essential to protect them from illegal activities. As a result of this concern lenders are limiting their panel of approved conveyancing lawyers to a manageable size.
When can the exchange of contracts occur in residential conveyancing in Mickleover and do I need to attend the lawyers branch?
If you are local to our conveyancing solicitors in Mickleover you are welcome to come in to sign documents. However, the firms we recommend offer a nationwide conveyancing service and give as equally diligent and professional a job for you when dealing with you electronically. The executing of the contract is not when everything is set in stone. A signed contract simply enables the conveyancer to address the formalities when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Mickleover)to be in the office at the appropriate time.
I am in the process of mortgaging my house in Mickleover, does my lawyer need to be on the Lloyds Solicitor panel?
There is nothing to stop you using your solicitor, but Lloyds will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
We had appointed conveyancers located in Mickleover on the Coventry BS solicitor panel. They have just invoiced me a further sum for dealing with the Coventry BS mortgage. Is this an additional conveyancing fee specified by Coventry BS?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your lawyer is entitled to charge a fee for this. The charge is not set by Coventry BS but by your Mickleover conveyancing practitioner. Some firms on the Coventry BS panel will levy an ‘acting for lender’ fee and others do not.
We are getting the release of further funds on our home loan from TSB as we wish to conduct alterations to our house in Mickleover. Do we need to select a local Mickleover solicitor on the TSB conveyancing panel to handle the paperwork?
TSB do not ordinarily instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB panel.
The formalities of my remortgage has taken place for my property in Mickleover. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make 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 Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
We are intent on selling our home in Mickleover and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A high street Mickleover lawyer would know this is not the case. It does beg the question why the buyers instructed an internet conveyancing firm as opposed to a conveyancing solicitor in Mickleover. Having lived in Mickleover for 5 years we know that this is a non issue. Should we get in touch with our local Authority to seek clarification that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You should 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 sickness)
I decided to have a survey carried out on a property in Mickleover in advance of appointing conveyancers. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies tend not issue a loan on such a home.
It varies from the lender to lender. Bank of Scotland has different requirements from Nationwide. Should you wish to call 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 Mickleover. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Mickleover to see if the conveyancing costs will increase in light of this.