I was notified today by my mortgage adviser that my Southport solicitor is not on the lender Conveyancing panel. How can I be sure that this is correct?
Your first step should be to contact your Southport lawyer directly. You lawyer should notify you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
I require conveyancing for an apartment in a fairly new development (seven years old) in Southport. Almost all the appartments are already occupied. Is it strictly necessary to order neighbourhood searches for my conveyancing in Southport?
If you getting a loan, your bank will insist on some (many) of the searches so you'll have no choice. If not, then Southport conveyancing searches are optional. No doubt your conveyancer, will 'advise', perhaps in the strongest possible terms, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you may need to find a new lawyer for your conveyancing in Southport.
Why do I have to pay up front when it comes to conveyancing in Southport?
If you are buying a property in Southport your lawyer will request that you to provide them with funds to cover the the cost of the conveyancing searches. Ordinarily this is called for to cover the fees of the conveyancing searches. When the down payment is as part of the total price then this will be asked for shortly before exchange of contracts. The closing balance that is needed should be sent to your lawyer a couple of days ahead of the day of completion.
If you had a top tip for selecting a conveyancing solicitor in Southport what would it be?
We would encourage you not to base your choice on the cheapest Southport conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
The formalities of my remortgage has taken place for my property in Southport. 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?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I was told four weeks ago that my mortgage has been agreed to by HSBC. Is it usual for HSBC to only issue the offer once my solicitor in Southport is approved on their conveyancing panel? HSBC have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have todayfound out that Action Conveyancing have closed. They carried out my conveyancing in Southport for a purchase of a freehold house 12 months ago. How can I check that my home is registered correctly in the name of the previous owner?
The quickest way to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Southport conveyancing specialists.
My estate agent has suggested using their lawyer for our conveyancing in Southport - won’t it be easier to just use them?
You need to establish if the selling agent is recommending a property lawyer or introducing to a solicitor. There are plenty of Southport selling agents who recommend two or three Southport conveyancing firms purely based on those lawyers offering a great service.