I went with a South Ruislip based solicitor for my conveyancing in South Ruislip last week. Upon checking the fine print it is apparent thatI am on the hook for fees even if the sale aborts. Should I go with them or select a web based solicitor practice promoting no completion no charge conveyancing in South Ruislip?
Generally there is a concession along the lines that if "No Sale No Fee" is offered then the conveyancing charges will tend to be be uplifted to cover the conveyances that do not proceed. You should be mindful that these promotions generally do not protect you from outlay for instance South Ruislip conveyancing search fees.
Can I use your services to locate a Conveyancing solicitor in South Ruislip even if I’m not purchasing or disposing of a house, for instance if I intend to buy a shop in South Ruislip with a mortgage from The Royal Bank of Scotland?
The service is primarily utilised to find domestic conveyancing solicitors in South Ruislip but we have recorded at the bottom of this page some South Ruislip commercial conveyancing firms. You will need to speak with the company directly to see if they are also authorised to represent The Royal Bank of Scotland
Completion of my purchase has taken place for my property in South Ruislip. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out 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 who will take matters further.
After months of negotiation I have agreed a price on a house in South Ruislip. My mortgage broker pressured me to appoint their property lawyer. I paid an advanced payment of £150. Shortly after, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my apartment. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, HSBC are being a right pain. The South Ruislip solicitor who is on the HSBC conveyancing panel is happy to accept ‘lack of building regulation’ insurance 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 purchasing a new build house in South Ruislip benefiting from help to buy. The builders refused to budge the amount so I negotiated 6k of extras instead. The property agent told me not reveal to my conveyancer about this deal as it could adversely affect my mortgage with the bank. 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.
My husband and I are a couple of weeks into a residential purchase having been referred to a firm by the selling agent to carry out the conveyancing in South Ruislip. I am am starting to be disappointed with the level of service. Can you you assist me in finding new solicitors?
A lawyer would have to be very poor to suggest diss instructing them. Has your mortgage been issued? If so you need to inform them of the new contact details and ensure the loan are issued to the new lawyers. Your new conveyancer should be on the banks panel to avoid supplemental charges and complications. That should be your starting point. Our find a solicitor tool should help you find a bank approved lawyer for your conveyancing in South Ruislip
Our conveyancer in South Ruislip has uncovered a a problem with the lease for the flat we are buying in South Ruislip. The other side have suggested title insurance as a workaround. We are happy with insurance and will pay for it. Our lawyer says that as he is on the mortgage company conveyancing panel he must ensure that the lender is happy with this solution. Who is the client here, us or the lender?
Just because you have a mortgage offer from the mortgage company does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your South Ruislip conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the bank are the client. The appropriate lender requirements must be adhered to by the bank conveyancing panel who has to balance acting for you and the lender