Is the fact that my solicitor in Walkington is not identified on my bank's solicitor panel that there is a problem with the quality of her conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Walkington conveyancing firm and ask them why they are no longer on the approved list for your bank.
The Walkington conveyancing firm handling our Walkington conveyancing has uncovered a difference when comparing the information in the home valuation survey and what is in the title deeds. My solicitor says that he is duty bound to ensure that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s stance right?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Completion of my remortgage has taken place for my property in Walkington. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact 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 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've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Walkington solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Walkington surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Nottingham have agreed my home loan in principle, my offer on a house in Walkington has been agreed to, now what?
The estate agent will wish to be informed of your lawyer's details (ensure that the conveyancers are on the bank’s panel). Contact Nottingham or the broker and complete any appropriate forms. Nottingham will sellect a valuer who will get in contact with the selling agent or owners to schedule an appointment. Once conducted (assuming no problems) it takes about a week to get a mortgage offer. Nottingham will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Walkington.
Due to the encouragement of my in-laws I had a survey completed on a property in Walkington in advance of instructing lawyers. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some mortgage companies will not grant a loan on this type of premises.
It depends who your proposed lender is. Santander has different instructions from Halifax. Should you wish to telephone us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Walkington. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Walkington to see if the conveyancing will be more expensive.
What does commercial conveyancing in Walkington cover?
Commercial conveyancing in Walkington covers a broad array of advice, provided by regulated solicitors, relating to business property. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
My cousin has recommend that I appoint his conveyancers in Walkington. Do I follow his advice?
There are no two ways about it the ideal way to select a conveyancing solicitor is to get feedback from friends or family who have previously instructed the firm you're contemplating using.