My house in Lapworth is up for sale and I have a buyer. Does the solicitor have to be on the Virgin Money conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Virgin Money conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.
My husband and I have organised the release of further funds on our home loan from TSB as we want to carry out renovations to our property in Lapworth. Are we obliged to select a nearby Lapworth solicitor on the TSB conveyancing panel to handle the paperwork?
TSB would not normally appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB panel.
My partner and I are in the throws of viewing apartments in Lapworth and I am now considering a potential offer. Should I already have a conveyancer in place at this stage? I am planning to take a mortgage with Clydesdale.
It would be sensible to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are getting a mortgage with Clydesdale, ask your prospective lawyers if they are on the Clydesdale conveyancing panel otherwise they can't do the mortgage legal work.
Completion of my purchase has taken place for my property in Lapworth. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most 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. We understand that 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.
five months have elapsed following my purchase conveyancing in Lapworth completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Lapworth differ for new build properties?
Most buyers of new build property in Lapworth approach us having been asked by the developer to sign contracts and commit to the purchase even before the premises is constructed. This is because builders in Lapworth tend to 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 conveyancers 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 Lapworth or who has acted in the same development.
How much will conveyancing in Lapworth cost?
Almost all Lapworth conveyancing practices will agree to a fixed fee. If additional work arise during the transaction your conveyancer is duty bound to disclose to you in writing of such additional fees for any work as soon as it becomes foreseeable. Some work on a no sale no fee basis, others will charge a proportion of the set costs, calculated based on the point at which the matter fails.
We would recommend that you seek a few conveyancers to give you a quotation.