The Swiss Cottage conveyancing lawyers that I appointed last week on my purchase in Swiss Cottage have suddenly shut down. They were on acting for me because I had to have a lawyer on the Co-operative conveyancing panel and my previous Swiss Cottage lawyer was not. I wrote them a cheque for two hundred pounds in advance. What are my options?
If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Co-operative conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
Completion of my remortgage has taken place for my property in Swiss Cottage. 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 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. In most cases 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 who will take matters further.
I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Swiss Cottage building society branch on a couple of occasions and was advised it wasn't a problem and they would lend. My Swiss Cottage conveyancing solicitor - who is on the bank conveyancing panel- called to say that they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Your solicitor must comply with the CML Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
About to purchase house in Swiss Cottage. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Swiss Cottage solicitor is on the Skipton conveyancing panel.
What can a local search inform me regarding the property I am purchasing in Swiss Cottage?
Swiss Cottage conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations for example Searches UK The local search is essential in every Swiss Cottage conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search should supply data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
Despite weeks of looking the Title Certificate and documents to my property are lost. The conveyancers who dealt with the conveyancing in Swiss Cottage 10 years ago no longer exist. What are my options?
As long as the title is registered the information relating to your ownership will be retained by the Land Registry under a Title Number. It is possible to perform a search at the Land Registry, identify your house and get current copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will in most cases hold a certified duplicate of the Registered Lease and again, a copy can be ordered for twenty pounds.
Is there anything unique about your site and other web based conveyancing brokers when it comes to conveyancing in Swiss Cottage?
At this site obtain a fixed fee quote from a Solicitor or Licensed Conveyancer that appreciates the nuances for your conveyancing in Swiss Cottage. As opposed to estate agents and brokerage sites we are not in the business of charging firms a fee if you instruct them for your property ownership legalities in Swiss Cottage
Me and my partner are purchasing a 2 bedroom maisonettein Swiss Cottage with a loan from a mortgage company. We have a solicitor in Swiss Cottage but our bank says she’s not approved on their "panel". It seems we have little choice but to instruct from the our lender panel solicitors or keep our Swiss Cottage solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that our bank use our Swiss Cottage lawyer?
No, not really. The bank home loan issued is subject to conditions, one of which will be that lawyers will on the mortgage company's conveyancing panel. Until recently, most mortgage companies had large numbers of law firms on their panels, including most conveyancing solicitors in Swiss Cottage : a mortgagee 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 solicitors to apply to be on the conveyancing panel for your lender.