Is the fact that my conveyancer in Waltham is not on my lender's solicitor panel that there is a problem with the standard of her work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Waltham conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
I am need of leasehold conveyancing for an apartment in a relatively new development (seven years old) in Waltham. Almost all the appartments have already been sold. Is it really necessary to order local searches as part of conveyancing in Waltham?
Conveyancing Searches are a vital link in the Waltham conveyancing process. There are a large number of search providers delivering Waltham conveyancing searches, as well direct from the local authority. These are known collectively as personal search organisation due to them carrying out, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authority.
When it comes to mortgage companies such as Virgin Money, do Waltham conveyancers face a fee to be on the list of approved solicitors?
We are unaware of any lender fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
We had appointed conveyancing lawyers located in Waltham on the Nottingham solicitor approved list. They are now charging me a supplemental fee for dealing with the Nottingham mortgage. Is this a supplemental conveyancing fee specified by Nottingham?
Provided it is contained in their Terms of Engagement or estimate then yes your solicitor can charge a fee for this. The fee is not set by Nottingham but by your Waltham conveyancing practitioner. Plenty of firms on the Nottingham panel will levy ’dealing with mortgage’ fee and others do not.
The formalities of my remortgage has taken place for my property in Waltham. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I need to appoint a conveyancing solicitor for some conveyancing in Waltham. I have discover a web site which seems to have the ideal solution If it is possible to get all formalities completed via web that would be preferable. Do I need to be concerned? What are the potential pitfalls?
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?
How does one as executor remove a deceased person's name from the title register for a property in Waltham?
Where a Waltham property is co-owned and one of the proprietors dies, their name will not automatically be removed from the Land Registry title. You are not required to amend the title as when it comes to a disposal you would just be required to supply proof why the co proprietor is not included in the contract, typically this is in the form of a grant of probate.
With the aim of making the sale conveyancing more straight forward in the future you can apply to have the deceased name removed from the title entries by submitting an application to HMLR with proof of the death. There is no charge from the Registry for this service.