My solicitor has uncovered a a problem with the lease for the apartment we are buying in Putney. The other side have put forward defective title insurance as a workaround. We are content with insurance and will cover the costs. Our conveyancer has advised that he must be satisfied that the lender is willing to move forward with this solution. Who is the client here, us or the lender?
Notwithstanding that you have a mortgage offer from the bank does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the mortgage company are the client. These conveyancing instructions have to be complied with.
Can you clarify what the consequences are if my solicitor is suspended from the Leeds Building Society Solicitor panel ahead of completing my conveyancing in Putney?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I am aiming to move home in April. Does my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you recommend a removal company in Putney. Conveyancing firm was chosen prior to coming across your site.
On the day of completion you can pick up the house keys from the selling agent but this can only occur once the sellers solicitors inform the agent that the monies to complete are in and the keys can be released. Subsequently you will need to advise the removal men that you are ready to move in. We are not in a position to suggest a specific removal company but can assist you in locating a residential property solicitor in Putney or a solicitor that specialises in conveyancing in Putney.
When it comes to mortgage companies such as RBS, do Putney lawyers have to pay a fee to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
The formalities of my remortgage has taken place for my property in Putney. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team 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 with full details of your complaint.
I require quick conveyancing in Putney as I am under an ultimatum to complete inside one month. Fortunately I do not need a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
As you are not obtaining a mortgage you have the choice not to have searches conducted although no lawyer would recommend that you don't. With plenty of history conveyancing in Putney the following are examples of issues that can arise and therefore impact future saleability: Enforcement Notices, Overdue Fees, Overdue Grants, Road Schemes,...
I'm buying a new build house in Putney with the aid of help to buy. The builders refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not inform my solicitor about this deal as it will put at risk my mortgage with Coventry Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
We are a couple of weeks into a leasehold purchase having been directed to a firm by the selling agent to carry out the conveyancing in Putney. I am not happy. Could you you assist me in finding new conveyancers?
A solicitor would have to be really poor to suggest changing them. Has the mortgage been issued? In the event that it has you must inform them of the new conveyancer and have the loan are re-issued. Your conveyancer should be on the mortgage company panel to avoid escalating charges and delays. That should be your first question of the new conveyancers. Our search tool can assist you in finding a bank approved lawyer for your home move in Putney