I decided to go with a Mundesley based lawyer for my conveyancing in Mundesley yesterday. Reviewing the Ts and Cs I seewe are on the hook for costs even if the movedoes not happen. Should I ditch them and use an internet lawyer promoting no completion no cost conveyancing in Mundesley?
It is usually a trade off in that if "No Sale No Fee" is advertised then the fee levels will generally be higher to offset the transactions that do not go ahead. Dont forget that these deals generally do not cover outlay e.g. Mundesley conveyancing search costs.
My apartment in Mundesley is up for sale and I have a purchaser. Does the property lawyer have to be on the RBS conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the RBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.
I happen to be the sole beneficiary of my late mum's will with all property in now in my sole name, including the house in Mundesley. Conveyancing formalities meant that the Land Registry date was in September. I now wish to sell up. I do know about the CML six month 'rule', which means that my property ownership may be regarded the same way as though I had purchased the property in September. Will no one buy the property for half a year?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. How practical a view mortgage companies take of it, depend on the bank as this requirement is chiefly there to identify the purchase and immediately sell or the quick reselling of property.
The formalities of my purchase has taken place for my property in Mundesley. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I can not fathom if my mortgage offer requires a lease extension. I have called my Mundesley building society branch on various occasions and was told they are content with the situation and they would lend. My Mundesley conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their published requirements. I simply don't know who is right.
As long as the conveyancing practitioner is on the lender approved list, she or he must comply with the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
My partner and I are downsizing from our house in Mundesley and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local lawyer would know that there is no such problem. It does beg the question why the purchasers used a nationwide conveyancing practice rather than a conveyancing solicitor in Mundesley. Having lived in Mundesley for 5 years we know of no issue. Do we contact our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer already. What do they say? You should enquire of 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 illness)
I have recentlybecome aware that Stirling Law have been shut down. They carried out my conveyancing in Mundesley for a purchase of a leasehold flat 10 months ago. How can I be sure that my home is registered correctly in the name of the former proprietor?
The easiest method to see if the premises is in your name, 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 Mundesley conveyancing specialists.
We are in the process of acquiring a apartment in Mundesley. Can the conveyancer keep our transaction price a secret from sites such as Nestoria. Is this possible and how?
The Land Registry by statute are obliged to reveal price sold information on the official title for domestic properties nationwide which includes homes in Mundesley. The Title Register is a public document, so the Land Registry would be breaking the law excluded certain homes such as your property in Mundesley.
You can make a request of the Land Registry to hide the price paid entry yet the answer will be a No.