It is is a decade since I bought my house in Fordingbridge. Conveyancing lawyers have just been instructed on the sale but I can't find the title documents. Will this jeopardise the sale?
You need not be too concerned. First the deeds may be retained by your mortgage company or they could be archived with the solicitor who oversaw your purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Most conveyancing in Fordingbridge relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.
My husband and I have arranged the release of further funds on our home loan from Santander as we want to conduct renovations to our property in Fordingbridge. Do we need to select a nearby Fordingbridge solicitor on the Santander conveyancing panel to deal with the paperwork?
Santander would not normally instruct a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander panel.
Completion of my remortgage has taken place for my property in Fordingbridge. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved 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 who will take matters further.
TSB have agreed my mortgage in principle, my offer on a apartment in Fordingbridge has been accepted, what happens next?
Your property agent will wish to know who your solicitors are (make sure the conveyancers are on the bank’s panel). Contact TSB or the financial adviser and finish off any appropriate documentation. TSB will appoint a valuer who will get in contact with the estate agent or seller to book an appointment. Once carried out (assuming no problems) it takes approximately ten days to get a mortgage offer. TSB will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Fordingbridge.
I decided to have a survey done on a house in Fordingbridge before instructing conveyancers. I have been informed that there is a flying freehold overhang to the house. The surveyor has said that some lenders may not give a mortgage on this type of premises.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Nationwide. Should you wish to call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Fordingbridge. Conveyancing may be slightly more expensive based on your lender's requirements.
Should I be concerned that brokers that I am dealing with are recommending a factory type conveyancing firm rather than a local Fordingbridge conveyancing practice?
As is the case with lots of professional services, often recommendations from family and friends can be extremely useful or valuable. But there are many players in a conveyancing deal; estate agents, mortgage brokers and lenders might all recommend conveyancers to use. On occasion the solicitors might be known to one of the organisations as experts in their field, but occasionally there might be a commercial relationship behind the endorsement. You have the right to select your own lawyer. You need to be aware that the majority of lenders have an approved list of solicitors you have to use for the mortgage related work in your home move.
When it comes to my conveyancing in Fordingbridge should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Fordingbridge conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.