My Conveyancer in Sawtry is not listed on the Lloyds TSB Bank Solicitor Panel. Is it possible for me to retain my family solicitor notwithstanding that they are excluded from the Lloyds TSB Bank panel?
Your options are as follows:
- Carry on with your preferred Sawtry solicitors but Lloyds TSB Bank will need to retain a solicitor on their panel. This will result in additional overall legal charges and cause frustration.
- Choose a new lawyer to act in the conveyancing, remembering to check they are on the Lloyds TSB Bank panel
We had instructed conveyancing lawyers located in Sawtry on the Lloyds solicitor approved list. They have just invoiced me an additional sum for the legal aspects of the Lloyds mortgage. Is this an additional conveyancing fee set by Lloyds?
Provided it is contained in their Terms of Engagement or Quote then yes your solicitor may charge a fee for this. The charge is not dictated by Lloyds but by your Sawtry lawyer. Numerous firms on the Lloyds panel will charge an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
Completion of my remortgage has taken place for my property in Sawtry. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that 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 with full details of your complaint.
I've digested plenty 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 Sawtry solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton 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 Sawtry 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.
Me and my brother purchased a terraced Edwardian house in Sawtry. Conveyancing practitioner acted for me and Leeds Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You need to 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 Sawtry and other locations in 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 check the situation with the conveyancing practitioner who conducted the conveyancing.
I am buying a new build house in Sawtry with a loan from Barclays Direct. The sellers would not reduce the amount so I negotiated 6k of additionals instead. The sale representative advised me not to tell my lawyer about this extras as it could jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
What does commercial conveyancing in Sawtry cover?
Sawtry conveyancing for business premises incorporates a wide range of advice, provided by regulated solicitors, relating to business property. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
We are one month into a leasehold purchase having been referred to conveyancers by the estate agent to carry out the conveyancing in Sawtry. We are not happy. Could you help me find new solicitors?
A solicitor would have to be very poor in order to consider diss instructing them. Has the mortgage been issued? In the event that it has you must make them aware of the replacement solicitor and ensure the offer are re-issued. Your solicitor ideally should be on the banks panel to avoid supplemental fees and frustration. That should be your starting point. Our search tool will assist you in finding a lender approved solicitor for your conveyancing in Sawtry