We're in Saffron Walden, First timers buying with a mortgage (lender is Leeds Building Society , and our lawyer is on the Leeds Building Society conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Leeds Building Society conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
We are buying a detached bungalow in Saffron Walden. We would like to carry out an extension to the side at the house.Will legal work on the property include investigations to ascertain if these works are prohibited?
Your conveyancer will check the registered title as conveyancing in Saffron Walden can on occasion reveal restrictions in the title documents which prevent certain works or necessitated the permission of another owner. Certain works call for local authority planning permissions and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these things with a surveyor before you commit yourself to a purchase.
Completion of my purchase has taken place for my property in Saffron Walden. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first port of call 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. 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.
RBS have agreed my mortgage in principle, my bid on a apartment in Saffron Walden has been accepted, now what?
The estate agent will wish to know who your solicitors are (make sure the conveyancers are on the bank’s panel). Contact RBS or your broker and complete any relevant documentation. RBS will sellect a valuer who will get in contact with the selling agent or seller to book a slot for the valuation to occur. Once carried out (assuming no problems) it takes approximately a week for the mortgage offer to be issued. RBS will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Saffron Walden.
The deeds to my property are lost. The solicitors who did the conveyancing in Saffron Walden 4 years ago no longer exist. What do I do?
Nowadays there are copies made of almost everything, and your conveyancer will be aware precisely where to look for all the relevant paperwork so you may purchase or sell your property without any difficulty. If copies can’t be found, your conveyancer can put in place insurance or indemnities against possible claims on your property.
I need to instruct a conveyancing solicitor in Saffron Walden for my sale. Is it possible to check a firm’s complaints history with the legal regulator?
You may see presented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Go to Check a solicitor's record. For records Pre 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA sometimes monitor call for training reasons.
New build sellers have recommended to me a lawyer and I've received a quote from them. They are almost £250 less expensive than my local Saffron Walden lawyer. Should I use them?
Developers often have panels of property lawyers who are quick and who know the seller’s documentation and solicitor. As many developers offer an incentive to use a preferred conveyancing practitioner for this reason, any increased cost can be avoided and a builder will not recommend a conveyancing factory and run the risk of having the conveyancing delayed when they demand an exchange within a tight time frame. A counter-argument for not opting for the recommended solicitor is that they may prove hesitant to 'push' your interests at the risk of upsetting the housebuilder. Where you have concerns that this may be the case you should stick with your local Saffron Walden property lawyer.