The formalities of my remortgage has taken place for my property in Totnes. Conveyancing was of an acceptable standard 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 Department at head office. In most cases 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 who will take matters further.
After months of negotiation I have agreed a price on an apartment in Totnes. My mortgage broker suggested a property lawyer. I paid an advanced payment of £200. A couple of days later, the solicitor contacted me embarrassingly acknowledging that they were not on the TSB 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 TSB 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.
After what seems like an age I have had an offer on a maisonette in Totnes agreed to, the sellers do however have an associated purchase. The owners have offered on a property, however it’s not yet agreed to, and have viewings of other flats booked. I have selected a local conveyancing solicitor in Totnes. What do I do now? At what point do I apply for the mortgage with Lloyds?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then valuation, Totnes conveyancing search costs, etc). The first course of action is to check that your property lawyer is on the Lloyds approved list. Regarding the next steps this very much dictated by the specifics of your transaction, desire for the property and on the state of the market. In a rising market the majority of buyers would apply for the mortgage with Lloyds and arrange for the valuation and only if it was satisfactory would they pay their lawyer to proceed with the conveyancing in Totnes.
Do commercial conveyancing searches reveal planned roadworks that may impact a commercial property in Totnes?
Its becoming the norm that commercial conveyancing solicitors in Totnes will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Totnes. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Totnes.
For each commercial conveyancing transaction in Totnes it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Totnes commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Totnes.
I'm refinancing my current home to a BTL loan with Accord Mortgages Ltd and intend to use the remaining equity towards a second property. The area we are talking about is Totnes. Will your conveyancers be able to act for both sets of banks and link together the conveyances?
Make use of our search tool on this site to check that the conveyancers are on the appropriate lender panels. Assuming that they are the solicitor will be able to simultaneously deal with the two deals but you should have a chat with you conveyancer and make apparent your expectations and requirements.
As co-executor for the estate of my grandfather I am disposing of a residence in Neath but live in Totnes. My conveyancer (who is 300 miles from meneeds me to sign a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing solicitor in Totnes to witness and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are located in Totnes
Can you offer any advice when it comes to finding a Totnes conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a conveyancer for your lease extension (regardless if they are a Totnes conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with several firms including non Totnes conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be useful:
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Can they put you in touch with clients in Totnes who can give a testimonial? How experienced is the practice with lease extension legislation?
Totnes Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to buying
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Plenty Totnes leasehold apartments will be liable to pay a service charge for the upkeep of the building invoiced on behalf of the management company. If you buy the apartment you will have to pay this liability, usually periodically during the year. This can vary from a few hundred pounds to thousands of pounds for buildings with lifts and large communal areas. In all likelihood there will be a ground rent for you to pay annual, this is usually not a large figure, say about £25-£75 but you need to check as on occasion it could be surprisingly expensive. Does the lease have more than 85 years remaining? What is the yearly service fee and ground rent?
Should I cancel the direct debit for my mortgage with TSB once a completion date for my sale in Totnes has been agreed?
You are best advised to keep paying any mortgage payments to TSB pending the mortgage being discharged on completion as part of your Totnes conveyancing.