Are all Rawtenstall Conveyancing Quality Solicitors on the Nottingham conveyancing list of approved practices?
A selection of banks and building societies now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
When it comes to mortgage companies such as Virgin Money, do Rawtenstall lawyers have to pay an annual charge to be on the conveyancing panel?
We are not aware of any bank fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
Completion of my purchase has taken place for my property in Rawtenstall. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Almost all 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. In most cases 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.
How does conveyancing in Rawtenstall differ for new build properties?
Most buyers of new build premises in Rawtenstall contact us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because developers in Rawtenstall tend to acquire the site, 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 Rawtenstall or who has acted in the same development.
I am looking for a leasehold apartment up to £305k and identified one round the corner in Rawtenstall I like with amenity areas and railway links in the vicinity, however it only has 51 years unexpired on the lease. I can't really find anything else in Rawtenstall for this price, so just wondered if I would be making a mistake purchasing a short lease?
If you require a mortgage the shortness of the lease will likely be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.
I was pointed in your direction by a few estate agents in Rawtenstall to find a conveyancer on your site. Is there a financial inducement for Estate Agents to recommend your services ahead of a competitor’s?
We don’t make any referral fee for pointing buyers and sellers in our direction. We found it would be just too difficult to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
Am I best advised to use a Rawtenstall conveyancing solicitor in close proximity to the house I am hoping to buy? I have an old university friend who can deal with the legal work however her office is 400kilometers drive away.
The primary upside of using a high street Rawtenstall conveyancing practice is that you can drop in to sign paperwork, hand in your identification documents and apply pressure on them if necessary. They will also have local intelligence which is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and in the main were happy that must trump using an unfamiliar Rawtenstall conveyancing solicitor just because they are local.