Me and my fiance are planning to buy a 1 bedroom apartment in Shanklin with a mortgage. We like our Shanklin solicitor, but the mortgage company says she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or continue with our Shanklin lawyer and pay for one of their panel ones to act for them. This feels very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer 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. Another option that might be available is for your Shanklin conveyancing lawyer to apply to be on the conveyancing panel.
Last February we completed a house move in Shanklin. We have noticed several issues with the house which we believe were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been carried out for conveyancing in Shanklin?
The question is vague as what problems have arisen and if they are unique to conveyancing in Shanklin. Conveyancing searches and investigations initiated during the buying process are carried out to help avoid problems. As part of the legal transfer of property, a property owner answers a form referred to as a SPIF. answers provided is incorrect, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Shanklin.
My husband and I are in the process of looking at flats in Shanklin and I am about to put in an offer. Is it wise to have a lawyer on ‘stand by’? I intend to finance via a mortgage with Lloyds.
It would be advisable to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are obtaining a mortgage with Lloyds, make sure you remember to check that your lawyer is on the Lloyds conveyancing panel.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Shanklin lawyer on the Leeds Building Society panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
The formalities of my purchase has taken place for my property in Shanklin. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
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 Services Team at head office. In most cases complaints to a lender are sorted out very quickly. 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 with full details of your complaint.
Despite weeks of looking the Title Certificate and documents to my house are lost. The conveyancers who conducted the conveyancing in Shanklin 4 years ago have long since closed. What are my options?
These day there are duplicates made of almost everything, and your conveyancer will be aware exactly where to look for all the relevant paperwork so you may buy or sell your house without any difficulty. If copies are not available, your lawyer may be able to put in place insurance or indemnities protecting you against future claims on the premises.
How simple is it to swap firm as I have to choose a firm on the Lloyds TSB Bank conveyancing panel. I had appointed a local conveyancing solicitor in Shanklin five minutes from me but he is not accepted by Lloyds TSB Bank
It would be our pleasure to help you find a conveyancing solicitor in Shanklin on the Lloyds TSB Bank panel. Please note that the conveyancers that we on the directory do not pay us fee if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in Shanklin. In utilising search facility on this site, you can compare costs for conveyancing solicitors in Shanklin and beyond.
What type of premises does your Shanklin conveyancing quotes apply to?
Our conveyancing quotes are only applicable to standard domestic homes in England & Wales. If you have any different requirements for instance industrial or agricultural land or commercial conveyancing in Shanklin please telephone us to discuss this further .