It is a dozen years since I acquired my house in The Ridgeway. Conveyancing solicitors have now been appointed on the sale but I can't locate the title documents. Will this cause complications?
Don’t worry too much. Firstly the deeds may be kept by the mortgage company or they may be in the possession of the lawyers who oversaw your purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring current official copies of the land registers. The vast majority of conveyancing in The Ridgeway involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is not insurmountable.
We are purchasing a 1 bedroom apartment in The Ridgeway with a homeloan from Accord Mortgages Ltd.We have a The Ridgeway conveyancing solicitor but Accord Mortgages Ltd advised that his firm is not on their "panel". we are left little option but to use a Accord Mortgages Ltd panel solicitor or retain our preferred solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The loan offered to you contains terms and conditions, one of which will be that lawyers will be on the Accord Mortgages Ltd conveyancing panel. Until recently, most banks had large numbers of law firms on their panels: a borrower could find 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 lawyer to apply to be on the conveyancing panel for Accord Mortgages Ltd
We expect to receive a DIP from Co-operative this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Co-operative recommend any The Ridgeway solicitors on the Co-operative conveyancing panel, or is it better to go independently?
You will need to appoint The Ridgeway solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
I have a mortgage with Coventry BS for my property in The Ridgeway. Conveyancing was finalised months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Coventry BS?
Your original mortgage agreement with Coventry BS will provide that you need their approval in advance of renting your property as this is likely to be a breach of Coventry BS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel lawyer.
The formalities of my purchase has taken place for my property in The Ridgeway. Conveyancing was satisfactory 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 port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that 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 who will take matters further.
I decided to have a survey carried out on a property in The Ridgeway in advance of retaining lawyers. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some mortgage companies may refuse to issue a mortgage on this type of premises.
It varies from the lender to lender. Santander has different instructions from Halifax. Should you wish to call us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in The Ridgeway. Conveyancing will be smoother if you use a solicitor in The Ridgeway especially if they are accustomed to such properties in The Ridgeway.
Are there any apps to help locate a The Ridgeway solicitor on the Bank of Ireland conveyancing panel? I drive a motor bike and am happy to travel upto 10kilometers to meet the solicitor.
You can use the search on this website. Please choose the mortgage company and your location and you will see a number of The Ridgeway conveyancing lawyers located nearest you. We have listed some The Ridgeway conveyancing firms at the bottom of this page and you can contact them to verify if they are on the Bank of Ireland approved list
What is the best way of identifying a freehold conveyancing in The Ridgeway?
First ask your friends and family they would would instruct. Second, look on the internet for conveyancing in The Ridgeway. Phone two or three from the list and ask them to send you their conveyancing fees and discuss your needs with the solicitor who will conduct your conveyancing before you commit. Third is to use our search tool to help you find the right solicitors for you based on your unique factors including location,speed, complexity and who your intended mortgage company is.Resist the temptation to appoint lowest cost conveyancing solicitors in The Ridgeway