Me and my fiance are buying a 1 bedroom apartment in Romiley with a mortgage. We like our Romiley solicitor, but the mortgage company says he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or keep our Romiley lawyer as well as pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: 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 Romiley conveyancing solicitor to apply to be on the conveyancing panel.
I am due to move house in May. Should my conveyancing solicitor update the removal company on the day of completion. As an aside, can you suggest a removal company in Romiley. Conveyancing lawyer was chosen prior to coming across your website.
On the afternoon of completion you will need to collect the house keys from the selling agent however this can only be done when the vendors conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be released. Subsequently you should tell the removal company that you are ready to move in. As a matter of policy we do not suggest a particular removal organisation but can assist you in finding a residential property solicitor in Romiley or a solicitor with expertise in conveyancing in Romiley.
Can you point me to a directory of Nationwide panel solicitors in Romiley on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. A small selection of lending institutions make their panel listings available over the internet. Where you are looking for a Romiley conveyancer on the Nationwide please use our tool.
The formalities of my remortgage has taken place for my property in Romiley. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
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 very quickly. 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 own a semi-detached Victorian house in Romiley. Conveyancing lawyer acted for me and Lloyds TSB Bank. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold with the matching address. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Romiley and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing lawyer who conducted the work.
How does conveyancing in Romiley differ for new build properties?
Most buyers of new build property in Romiley approach us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is finished. This is because builders in Romiley tend to acquire 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 conveyancers 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 accustomed to new build conveyancing in Romiley or who has acted in the same development.
In my capacity as executor for the will of my father I am selling a residence in Neath but live in Romiley. My conveyancer (based 260 kilometers awayneeds me to sign a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Romiley to attest this legal document for me?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are located in Romiley
When it comes to my conveyancing in Romiley should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Romiley conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancer's time in submitting the funds this way.