Having been recommended your site we were going to appoint conveyancing solicitor in Wool listed on your site but stumbled across some other costs illustrations via the web look less pricey – why is this?
You can find plenty of conveyancers offering what appear to be very low prices. We would encourage you to give due consideration about how important this transaction is to you that you are willing to be penny wise pound foolish with regard to the standard of the conveyancing. Some hide fees well inside the terms of engagement. The solicitors that we put forward for conveyancing in Wool neverbehave this way.
When it comes to lenders such as Co-operative, do Wool lawyers have to pay a fee to be on the list of approved solicitors?
We are unaware of any mortgage company fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
Completion of my remortgage has taken place for my property in Wool. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all 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 resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I was told four weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Wool is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
Me and my brother own a terraced Georgian house in Wool. Conveyancing lawyer represented me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold with the matching address. Is it worth asking Norwich and Peterborough Building Society to clarify?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wool and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing solicitor who conducted the purchase.
How does the Landlord & Tenant Act 1954 affect my commercial premises in Wool and how can your lawyers assist?
The particular law that you refer to gives security of tenure to business leaseholders, granting the right to apply to court for a continuation of occupancy when the lease comes to an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Wool
My brother has encouraged me to appoint his conveyancers in Wool. Do I follow his recommendation?
There are no two ways about it the ideal way to find a conveyancing solicitor is to seek guidance from friends or family who have used the conveyancer that you are contemplating using.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the lender approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.