Do I select a Licenced Conveyancer or Solicitor for conveyancing in Urmston?
There are many recorded licenced Conveyancers in Urmston and Solicitor partnerships in Urmston who provide Conveyancing services It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. Both can handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
Completion of my remortgage has taken place for my property in Urmston. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team 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 with full details of your complaint.
I recently had an offer agreed on a house in Urmston. My financial adviser suggested a property lawyer. I paid an upfront payment of £150. Not long after, the property lawyer contacted me embarrassingly acknowledging that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am downsizing from our home in Urmston and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any high street Urmston conveyancer would know that there is no such problem. It does beg the question why the buyers are using a nationwide conveyancing firm as opposed to a conveyancing solicitor in Urmston. Having lived in Urmston for three years we know of no issue. Should we get in touch with our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor already. What do they say? 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 ailment)
Due to the input of my in-laws I had a survey completed on a house in Urmston in advance of retaining solicitors. I have been informed that there is a flying freehold aspect to the house. My surveyor has said that some banks will refuse to grant a loan on a flying freehold property.
It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. Should you wish to telephone us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Urmston. Conveyancing will be smoother if you use a solicitor in Urmston especially if they are familiar with such properties in Urmston.
Am I best advised to use a Urmston conveyancing solicitor based in the area that I am buying? We have a good friend who can execute the legal work but her office is a couple of hundredkilometers away.
The benefit of a local Urmston conveyancing practice is that you can drop in to sign documents, present your ID and apply pressure on them where appropriate. They will also have local knowledge which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and they were content that must outweigh using an unknown Urmston conveyancing lawyer just because they are Urmston based.
Why do I have to provide my solicitor with a list of items of ID ahead of starting selling or buying a property in Urmston?
Urmston conveyancers are obliged by the Law Society, SRA, the Land Registry and current AML legislation to certify that the have checked the identity of their clients. It will also be a condition of your lender if you are taking a mortgage. In addition they have to complete various forms, particularly those relating to SDLT and need to have details such as your full names, national insurance number and date of birth.