When does exchange of contracts take place for residential conveyancing in Rhoose and do I need to attend the lawyers office?
Where you are near to our conveyancing solicitors in Rhoose you are welcome to come in to sign documents. However, the firms we work with supply a national conveyancing service and give just as detailed and professional a job for you when dealing with you electronically. The signing of the property agreement is not when everything is set in stone. A signed contract is necessary for the solicitor to exchange contracts at the appropriate time, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Rhoose)to be in the office at the appropriate time.
We're in Rhoose, FTBs purchasing with a mortgage (lender is RBS , and our solicitor is on the RBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the RBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
is it true that all Rhoose solicitor practices on the RBS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the RBS conveyancing panel they would need to be overseen by the SRA. Some lenders do allow licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.
The formalities of my remortgage has taken place for my property in Rhoose. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most 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. Ordinarily 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 who will take matters further.
I am selling my apartment. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being a right pain. The Rhoose solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.
I am intent on selling our house in Rhoose and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know this is not the case. For the life of me I don't know why the buyers are using a web based conveyancing firm as opposed to a conveyancing solicitor in Rhoose. We have lived in Rhoose for many years we know of no issue. Should we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing firm already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I have been on the look out for a leasehold apartment up to £235,500 and identified one round the corner in Rhoose I like with a park and railway links in the vicinity, however it only has 61 years unexpired on the lease. There is not much else in Rhoose for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a home loan that many years will likely be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
My husband and I are first time buyers - agreed a price, yet the agent told us that the owners will only proceed if we appoint the agent's chosen conveyancers as they want a ‘quick sale’. My instinct tells me that we should use a high street solicitor accustomed to conveyancing in Rhoose
We suspect that the owner is not behind this request. If they desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is counter productive. Contact the vendors directly and explain that (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you will continue to use your own,trusted Rhoose conveyancing lawyers - not the ones that will give the negotiator at the agency a commission or meet his conveyancing thresholds demanded by head office.