We are planning to acquire a property and require a conveyancing solicitor in Redland who is on the TSB conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for TSB . We don't recommend any particular firms conducting conveyancing in Redland.
Is it necessary during the course of the conveyancing process to visit the offices of the solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Redland so that I can attend their offices if necessary.
Whereas this was necessary ten years ago, most banks no longer require their conveyancing panel lawyer to witness the mortgagors signature. You will still be obliged to provide identification documents and there are still distinct benefits to using a locally based solicitor, in your situation a conveyancing solicitor in Redland.
We had appointed solicitors based in Redland on the Barclays solicitor panel. They have just billed me an additional amount for dealing with the Barclays mortgage. Is this an additional conveyancing fee specified by Barclays?
As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your property lawyer is entitled to charge a fee for this. The fee is not dictated by Barclays but by your Redland property lawyer. Numerous firms on the Barclays panel will levy ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.
The formalities of my remortgage has taken place for my property in Redland. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact 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. If you feel 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.
Yorkshire BS have agreed my home loan in principle, my offer on a apartment in Redland has been accepted, what happens next?
Your property agent will wish to be informed of your conveyancing practitioner's details (ensure that the conveyancing practitioners are on the lender’s panel). Call up Yorkshire BS or the financial adviser and complete any outstanding paperwork. Yorkshire BS will appoint a valuer who will get in touch with the selling agent or owners to arrange a time for the valuation to happen. Once carried out (assuming no problems) it takes approximately ten days to receive the mortgage offer. Yorkshire BS will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Redland.
How does conveyancing in Redland differ for new build properties?
Most buyers of new build residence in Redland approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is built. This is because developers in Redland typically acquire the real estate, 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 property lawyers 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 Redland or who has acted in the same development.
I opted to have a survey done on a house in Redland in advance of instructing lawyers. I have been advised that there is a flying freehold element to the house. Our surveyor advised that some mortgage companies will not grant a loan on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. If you e-mail us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Redland. Conveyancing may be slightly more expensive based on your lender's requirements.
We're new to the buying process - had an offer accepted, but the agent advised that the owners will only move forward if we instruct the agent's preferred conveyancers as they need a ‘quick sale’. We would rather use a family solicitor with experience of conveyancing in Redland
We suspect that the owner is unaware of this demand. If they desire ‘a quick sale', turning down a motivated buyer is counter productive. Bypass the agents and go straight to the owners and make the point that (a)you are motivated buyers (b)you are excited to move forward, with finances in place © you are unencumbered (d) you intend to proceed fast (e)but you are going to use your preferred Redland conveyancing solicitors - not the ones that will provide the estate agent a kickback or meet his conveyancing figures demanded by head office.