Am I correct in assuming that the fact that my solicitor in Narborough is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of his conveyancing?
That is most likely a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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 contact the Narborough conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
We previously chose conveyancing lawyers located in Narborough on the Aldermore solicitor approved list. They are now charging me a separate charge for dealing with the Aldermore mortgage. Is this a supplemental conveyancing fee set by Aldermore?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your solicitor may levy a fee for this. This fee is not set by Aldermore but by your Narborough conveyancing practitioner. Plenty of firms on the Aldermore panel will charge ’dealing with mortgage’ fee and others do not.
We have agreed to purchase a house in Narborough. One unusual aspect is that the roof has a solar panel. Kent Reliance have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Kent Reliance your lawyer must comply with the conveyancing instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook sets out minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Kent Reliance where a lease fails to meet these requirements. The specifications relate to the installation of panels on properties nationwide and is not restricted to Narborough.
The formalities of my remortgage has taken place for my property in Narborough. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all 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. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that 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.
I have a terraced Edwardian property in Narborough. Conveyancing solicitor represented me and Nationwide Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold under the matching property. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Narborough and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with your conveyancing lawyer who completed the work.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Narborough. Conveyancing is necessary evil 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 conveyancing.
Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Narborough
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There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I'm refinancing my primary house to a buy to let mortgage with National Westminster Bank and I will use the ballance of the raised equity as a down payment on another property. The location we are looking at is Narborough. Will your solicitors be able to act for the two mortgage companies and link together the transactions?
Do use our comparison tool on this site to ensure that the solicitors are approved by both mortgage companies. On the basis that they are the conveyancer will be able to simultaneously deal with the two transactions but you should have a chat with you lawyer and make clear your expectations and requirements.
Why is New Build conveyancing in Narborough more costly?
Acquiring a new build premises is significantly distinct from the normal house purchase conveyancing in Narborough. Firstly developers normally need contracts to exchange very quickly, so there is a lot of pressure on your solicitor to ensure all is in order. In addition new build premises often involve the checking of adoption of highways, drains, planning considerations, building warranties or architects certificates. Mortgage company obligations are also more detailed. Due to the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.