I am not well enough to travel far from Cudworth. I would like to know the logic why all Cudworth conveyancing practitioners are not on all mortgage company panels?

Even though it may seem unfair for mortgage companies to limit who can represent them, from the public’s or conveyancer’s viewpoint, the other side of the coin is that lenders are becoming ever more anxious and consider it necessary to defend themselves against illegal activities. As a consequence of this concern lenders are limiting their panel of approved conveyancing lawyers to a manageable size.

I am due to move home in December. Does my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you recommend a removal company in Cudworth. Conveyancing firm was chosen before I stumbled across your page.

On the day of completion you can pick up the house keys from the selling agent however this can only take place after the sellers conveyancers confirm to the agent that they have the completion monies and the keys can be collected. You can advise the removal company that they can start moving you in. We do not recommend a specific removal organisation but can assist you in locating a residential property solicitor in Cudworth or a lawyer that specialises in conveyancing in Cudworth.

I had a mortgage agreed in principle with Bank of Ireland. Cudworth conveyancing lawyers have been instructed. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?

Some lenders take longer than others. Have Bank of Ireland completed the survey? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Completion of my remortgage has taken place for my property in Cudworth. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Most banks and building societies have complaints procedures. Your first point of contact 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 with full details of your complaint.

I completed on my flat on 14 August and my personal details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Cudworth expressed confidence that it will be dealt with in a couple of weeks. Are properties in Cudworth particularly slow to register?

As far as conveyancing in Cudworth registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can adjust depending on the party submitting the application, whether there are errors and if the Land registry communicate with any 3rd parties. At present in the region of 80% of submission are completed in less than three weeks but some can be subject to extensive hold-ups. Historically registration is effected once the buyer has moved in to the premises so registration formalities is not usually primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.

I've recently bought a leasehold flat in Cudworth. Do I have any liability for service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Cudworth Leasehold Conveyancing - A selection of Questions you should consider before Purchasing

Its a good idea to discover as much as you can regarding the managing agents as they will either make living at the property much easier or uncomfortable. Being a leasehold owner you are frequently at the mercy of the managing agents both financially and when it comes to daily matters like the tidiness of the common parts. You should not be afraid to ask other tenants what they think of them. On a final note, be sure you discover the dates that the service charges are due to the managing agents and specifically what it includes. Best to be warned if fixing the lift or some other major work is coming up to be shared between the leaseholders and could well materially impact the level of the service charges or necessitate a specific invoice. What is the name of the managing agents?

Me and my wife have agreed a price on a Cudworth ground floor flat we inherited 8 years ago in 2009. I have over 12 years conveyancing know-how and, although retired, wish to carry out my own conveyancing. The buyer's property lawyer has informed me that their bank will not allow us to do our own conveyancing insisting the funds to be transferred to a solicitor's bank account.

Lending requirements to solicitors from all CML members specify that If the seller is not legally represented the purchaser’s lawyers should check whether the mortgage company needs to be told so that a decision can be made as to whether or not they are prepared to move forward.