My wife and I are buying a 1 bedroom flat in Wadebridge with a mortgage. We have a Wadebridge solicitor, but the mortgage company advise she’s not on their "panel". It appears that we have no choice but to appoint one of the bank panel conveyancing practices or keep our Wadebridge lawyer as well as pay for one of their panel firms to act for them. This seems very unfair; 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 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. Another option that might be available is for your Wadebridge conveyancing lawyer to apply to be on the conveyancing panel.
This question may be naive but I am unseasoned as FTB of a ground floor flat in Wadebridge. Do I pick up the keys to the property on completion from my solicitor? If this is the case, I will use a High Street conveyancing solicitor in Wadebridge?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you should be able to collect the keys from the property Agents and move into your new home. Usually this occurs between 1 and 3pm.
We previously selected conveyancers with offices in Wadebridge on the Aldermore solicitor approved list. They are now charging me a further amount for the legal aspects of the Aldermore mortgage. Is this a supplemental conveyancing fee set by Aldermore?
Provided it is contained in their Terms of Engagement or Quote then yes your solicitor can charge a fee for this. This fee is not set by Aldermore but by your Wadebridge lawyer. Numerous firms on the Aldermore panel will quote ’dealing with mortgage’ fee and others do not.
The formalities of my purchase has taken place for my property in Wadebridge. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out 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.
Should our lawyer be raising questions concerning flooding as part of the conveyancing in Wadebridge.
The risk of flooding is if increasing concern for lawyers conducting conveyancing in Wadebridge. Some people will purchase a property in Wadebridge, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, but there are a various checks that can be initiated by the purchaser or by their lawyers which will figure out the risks in Wadebridge. The standard property information forms given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the vendor to determine if the property has suffered from flooding. If the premises has been flooded in past which is not revealed by the seller, then a buyer may bring a legal claim for losses as a result of such an inaccurate reply. The purchaser’s lawyers may also order an enviro search. This should disclose if there is a recorded flood risk. If so, further investigations will need to be carried out.
I have recentlybeen informed that Wolstenholmes have been shut down. They carried out my conveyancing in Wadebridge for a purchase of a leasehold flat 12 months ago. How can I establish that the property is registered correctly in the name of the former proprietor?
The quickest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Wadebridge conveyancing specialists.
I need to appoint a conveyancing solicitor for some conveyancing in Wadebridge. I've stumble upon a web site which appears to be the ideal answer If it is possible to get all this stuff completed via web that would be ideal. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Should I cancel the direct debit for my mortgage with Skipton as soon as a completion date for my home sale in Wadebridge has been set?
You would be well advised to continue paying any mortgage payments to Skipton pending the mortgage being redeemed on completion as part of your Wadebridge conveyancing.