Can your site be used to locate a Conveyancing solicitor in Northleach even if I’m not buying or disposing of a house, for example if I intend to acquire a shop in Northleach with a loan from Clydesdale?
Our search tool is predominantly there to find residential conveyancing solicitors in Northleach but we have listed towards the bottom of this page a selection of Northleach commercial conveyancing firms. You should make contact with the firm directly to check if they are also authorised to represent Clydesdale
I had intended to instruct a property lawyer in Northleach for our home move. Our financial adviser has since advised us that our mortgage lenders Bank of Ireland won't deal with them. Surely this is unfair competition?
Before the recession most mortgage companies had a different appetite for risk. Almost all Northleach conveyancing firms would have been on many bank panels. The financial services regulator in 2010 conducted a thematic review into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more data from law firms about their operations and their employees as well as set certain criteria such a completing on a minimum amount of transactions. Many Northleach conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Northleach is one of the hundreds of locations where the conveyancers we recommend are are authorised to act for Bank of Ireland.
The formalities of my remortgage has taken place for my property in Northleach. Conveyancing was a necessary evil 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 port of call should be one of the lender’s branches or the Customer Services Team 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 am due to exchange contracts on my flat. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being a right pain. The Northleach solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Clydesdale have agreed my mortgage in principle, my offer on a apartment in Northleach has been agreed to, now what?
Your property agent will need to be informed of your solicitor's details (ensure that the solicitors are on the lender’s approved list). Call up Clydesdale or the financial adviser and finish off any appropriate forms. Clydesdale will sellect a valuer who will get in contact with the selling agent or owners to arrange an appointment. Once conducted (assuming no problems) it takes approximately a fortnight to receive the mortgage offer. Clydesdale will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Northleach.
Various web forums that I have come across warn that are the main cause of delay in Northleach house deals. Is this right?
The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of delays in the conveyancing process. Searches are unlikely to feature in any slowing down conveyancing in Northleach.
Despite weeks of looking the Title Certificate and documents to our house can not be found. The lawyers who handled the conveyancing in Northleach 5 years ago are no longer around. What do I do?
As long as you have a registered title the details of your ownership will be held by the Land Registry under a Title Number. It is easy to carry out a search at the Land Registry, identify your property and get current copies of the Registered Entries for less than a fiver. Where the property is Leasehold then the Land Registry will in most cases hold a file duplicate of the Registered Lease and again, a copy can be obtained for a small fee.
How does conveyancing in Northleach differ for new build properties?
Most buyers of new build property in Northleach come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is finished. This is because developers in Northleach tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Northleach or who has acted in the same development.