I have a decision in principle. The bank mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel conveyancer as I would much rather instruct a high street conveyancing solicitor in Caister On Sea?
You should check but the the probability is that give you one of their panel conveyancers if you want the "fee-free" offer. Contact the bank to explore if they allow a monetary alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Caister On Sea.
I can see plenty of information on this site regarding conveyancing in Caister On Sea but what is your top tip for choosing the right conveyancer in Caister On Sea
It would be unwise to be tempted by the cheapest Caister On Sea conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
We previously chose solicitors based in Caister On Sea on the Yorkshire BS solicitor panel. They have just invoiced me a separate fee for dealing with the Yorkshire BS mortgage. Is this an additional conveyancing fee set by Yorkshire BS?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your lawyer may charge a fee for this. This fee is not dictated by Yorkshire BS but by your Caister On Sea property lawyer. Numerous firms on the Yorkshire BS panel will charge an ‘acting for lender’ fee and others do not.
Completion of my purchase has taken place for my property in Caister On Sea. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost 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. In most cases 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.
How does conveyancing in Caister On Sea differ for new build properties?
Most buyers of new build premises in Caister On Sea come to us having been asked by the seller to sign contracts and commit to the purchase even before the premises is completed. This is because builders in Caister On Sea typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Caister On Sea or who has acted in the same development.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Caister On Sea is where the house is located. Can you shed any light on this issue?
Flying freeholds in Caister On Sea are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Caister On Sea you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Caister On Sea may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I need to retain a conveyancing solicitor for leasehold conveyancing in Caister On Sea. I have land on a site which seems to have the perfect solution If there is a chance to get all this stuff done via phone that would be ideal. Should I 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?