My wife and I are purchasing a 3 bedroom flat in Turvey with a mortgage. We have a Turvey conveyancer, but the mortgage company says she’s not on their "panel". It appears that we have little option but to select one of the mortgage company panel solicitors or continue with our Turvey property lawyer and pay for one of their panel lawyers to represent them. We consider that this is inequitable; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower 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 Turvey conveyancing solicitor to apply to be on the conveyancing panel.
The Turvey conveyancing solicitors that I appointed last week on my house acquisition in Turvey have without warning closed. They were on acting for me because I needed a solicitor on the UBS conveyancing panel and my preferred Turvey lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?
If you have an estate agent involved then let them know immediately 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 UBS 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 may be able to help.
A relative advised me that in buying a property in Turvey there may be various restrictions prohibiting external changes to a property. Is this right?
We are aware of anumerous of properties in Turvey which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Turvey should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Completion of my remortgage has taken place for my property in Turvey. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
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 resolved effectively and efficiently. 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 am due to exchange contracts on my house. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, TSB are being problematic. The Turvey solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
A colleague suggested that if I am buying in Turvey I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Turvey conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Turvey around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Turvey Education with maps and statistics, Local Amenities and other useful information concerning Turvey.
I am using a search engine for the term cheap conveyancing in Turvey it shows results of many conveyancersin the vicinity. With so much choice what is the best way to find the right conveyancer for the sale of my house?
The ideal method of choosing the right conveyancer is via trusted referral, so seek the guidance of friends and family who have acquired a property in Turvey or the respected estate agent or mortgage broker. Charges for conveyancing in Turvey differ, so it's a good idea to request a minimum of four estimates from varying types of law firms. Dont forget to clarify what costs in the quote includes.
Why do I have to supply my property lawyer with various items of identification before they can commence with my conveyancing in Turvey?
Turvey property lawyers are duty bound by the Law Society, Solicitors Regulation Authority, the Land Registry and current AML Regulations to record that the have checked the identity of their clients. It is also sometimes a condition of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to stamp duty land tax and need to have details such as your full names, national insurance number and DOB.