Me and my fiance are buying a 1 bedroom apartment in Umberleigh with a mortgage. We like our Umberleigh conveyancer, but the lender advise she’s not on their "panel". It appears that we have little option but to instruct one of the mortgage company panel conveyancing practices or retain our Umberleigh lawyer as well as pay for one of their panel firms to act for them. We regard this is unjust; are we not able to insist that the mortgage company use our Umberleigh conveyancing practitioner ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Umberleigh conveyancing solicitor to apply to be on the conveyancing panel.
Having sold my house in Umberleigh last November but our buyer keeps calling every few hours to moan that his lawyer needs to hear from mine. What are the post completion sale legalities now that I have sold?
After completion of your house sale your conveyancer is obliged to forward the transfer deeds and all additional paperwork to the buyer’s solicitors. Depending on the transaction, your solicitor should also confirm that the legal charge in favour of the lender has been discharged to the purchasers conveyancers. There is unlikely to be post completion requirements peculiar conveyancing in Umberleigh.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Umberleigh?
There are two types of lawyers who can execute conveyancing in Umberleigh namely licenced conveyancers or solicitors. The two can administer conveyancing services that you need to complete the disposal or purchase of property. Both are required to execute Umberleigh conveyancing on similar quality and guidelines so you can be sure that your conveyancing will be properly conducted and that the requirements and procedures should be appropriately attended to.
Completion of my purchase has taken place for my property in Umberleigh. Conveyancing was satisfactory 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 Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I had an offer accepted on an apartment in Umberleigh on 18/3/2022, valuation was booked 2 days after, all came back fine. Solicitor retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Aldermore and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Aldermore conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am purchasing my first flat in Umberleigh with the aid of help to buy. The developers would not reduce the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not disclose to my lawyer about this side-deal as it may put at risk my mortgage with Aldermore. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I have been on the look out for a ground for flat up to £235,500 and found one close by in Umberleigh I like with amenity areas and railway links in the vicinity, however it only has 51 years unexpired on the lease. I can't really find anything else in Umberleigh suitable, so just wondered if I would be making a mistake buying a short lease?
If you require a home loan that many years will be problematic. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
My uncle has suggested that I use his conveyancers in Umberleigh. Should I choose my own property lawyer?
No doubt the best way to choose a conveyancing practitioner is to have recommendations from friends or family who have actually used the conveyancer you're considering.