Can the conveyancing solicitors Indexed on your site execute auction conveyancing in Raglan?
We know of a few niche practitioners we can connect you with those specialising in auction conveyancing. Raglan is one of the many areas of where our lawyers cover.
Are all Raglan Conveyancing Quality Solicitors on the Kent Reliance conveyancing panel?
It is true that some lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
Completion of my remortgage has taken place for my property in Raglan. 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. In most cases complaints to a lender are resolved very quickly. 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've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Raglan solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Raglan surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have been told that property searches are the number one cause of obstruction in Raglan house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not figure within the common causes of delays in the conveyancing process. Local searches are not likely to feature in any delay in conveyancing in Raglan.
I have justdiscovered that Stirling Law have been shut down. They carried out my conveyancing in Raglan for a purchase of a leasehold apartment 12 months ago. How can I check that my home is not still registered in the name of the former proprietor?
The easiest method to see if the property is registered to you, you can make 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 Raglan conveyancing specialists.
What advice can you give us when it comes to finding a Raglan conveyancing firm to deal with our lease extension?
If you are instructing a conveyancer for lease extension works (regardless if they are a Raglan conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We advise that you talk with two or three firms including non Raglan conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:
-
If they are not ALEP accredited then what is the reason? How experienced is the firm with lease extension legislation?
Raglan Conveyancing for Leasehold Flats - Examples of Questions you should ask before Purchasing
-
Can you tell me if there are any major works anticipated that will likely add a premium to the service fees? The prefered form of lease structure is where the freehold interest is owned by the leaseholders. In this arrangement the lessees benefit from being in charge if their destiny and notwithstanding that a managing agent is usually retained where it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. Many Raglan leasehold flats will have a service charge for maintenance of the building levied on behalf of the management company. If you buy the flat you will have to meet this amount, usually in instalments during the year. This could vary from two or three hundred pounds to thousands of pounds for buildings with lifts and large common areas. In all probability there will be a rentcharge for you to pay annual, this is usually not a significant figure, say about £25-£75 but you should to check as sometimes it can be many hundreds of pounds.
My fiance and I are purchasing a 2 room apartmentin Raglan with a residential mortgage from a bank. We would like to retain our lawyer in Raglan however our bank inform us now that she’s not listed on their "panel". It seems we have little choice but to instruct from the our mortgage company panel firms or keep our Raglan conveyancer and incur the extra fees for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
No, not really. The mortgage company home loan issued is subject to its terms and conditions, one of which will be that solicitors will on the lender's conveyancing panel. Until recently, most banks had open panels, including most conveyancing solicitors in Raglan : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for your bank.