Is the fact that my conveyancer in Moorgate is not listed on my bank's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Moorgate conveyancing practice and ask them why they are no longer on the approved list for your lender.
I am buying a new build flat in Moorgate. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Moorgate you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Moorgate.
My uncle advised me that in buying a property in Moorgate there may be a number of restrictions preventing external alterations to the property. Is this right?
There are a number of properties in Moorgate which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Moorgate should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Completion of my purchase has taken place for my property in Moorgate. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases 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 who will take matters further.
I recently had an offer accepted on a house in Moorgate. My mortgage broker pressured me to appoint their conveyancer. I paid an advanced payment of £225. Not long after, the conveyancer contacted me sheepishly admitting that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
About to purchase a new build flat in Moorgate. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Moorgate
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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.
Due to the input of my in-laws I had a survey completed on a house in Moorgate prior to retaining lawyers. I have been advised that there is a flying freehold element to the property. My surveyor has said that some mortgage companies will refuse to grant a mortgage on a flying freehold property.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. If you call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Moorgate. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Moorgate to see if the conveyancing costs will increase in light of this.
I'm remortgaging my current property to a BTL mortgage with Birmingham Midshires and I will use the rest of the raised equity towards a second property. The location we are talking about is Moorgate. Will your solicitors be able to act for both sets of mortgage companies and tie in the transactions?
Make use of our search tool on this site to ensure that the conveyancers are approved by both mortgage companies. Having checked that they are your lawyer will be able to simultaneously deal with the two deals but you should have a chat with you conveyancer and make clear your desired outcome and requirements.