When can the exchange of contracts happen for residential conveyancing in Histon and am I required to be at the solicitors office?
Where you are in close proximity to our conveyancing solicitors in Histon you are welcome to attend to sign the paperwork. However, the law practices we recommend offer countrywide coverage for conveyancing and provide as equally diligent and professional a job for you when dealing with you electronically. The signing of the contract is not the important part. Signing on the dotted line simply enables the conveyancer to address the formalities when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Histon)to be in the office at the appropriate time.
My bank has recommended solicitors on their panel based in Histon but I would rather choose a conveyancing lawyer in Histon round the corner to me. Are you able to assist?
Far from all Histon conveyancing firms are approved and listed on all banks conveyancing panel. Use the above find an approved solicitor tool to find a Histon conveyancing solicitor on the on the lender panel.
Are all Histon Conveyancing Quality Solicitors on the HSBC conveyancing list of approved practices?
It is true that some lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
Completion of my remortgage has taken place for my property in Histon. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved very quickly. 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.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Histon building society branch on numerous occasions and was informed it wasn't a problem and they will lend. My Histon conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend in accordance with their published requirements. Who do I believe?
The solicitor must comply with the Council of Mortgage Lenders’ Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am close to exchanging contracts on the sale of our house in Histon and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street Histon conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used an online conveyancing firm as opposed to a conveyancing solicitor in Histon. We have lived in Histon for 4 years we know of no issue. Is it a good idea to contact our local Authority to obtain confirmation need.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Should I be suspicious that third parties that I am dealing with are encouraging me to use a nationwide conveyancing firm rather than a High Street Histon conveyancing practice?
As is the case with many service providers, often suggestions from relatives can be extremely useful or valuable. But there are numerous people with a vested interest in a conveyancing deal; estate agents, financial adviser and lenders may suggest lawyers to retain. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but sometimes there behind the scenes financial incentive behind the endorsement. You are free to select your preferred conveyancer. However, bear in mind that some lenders have an approved list of lawyers you must use for the lender related work in your transaction.