I am obtaining a mortgage offer from Nat West. I intend to enlist the help of a Licensed Conveyancer in Harwell. Does the Nat West Solicitor panel allow for Licensed Conveyancers?
The Nat West approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
We are acquiring a new build flat in Harwell and my conveyancer is advising me that she has to the mortgage company to reveal incentives from the developer. I am under pressure to exchange and I would rather not delay deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We are due to move property in April. Will my conveyancing solicitor communicate with the removal company on the completion day. On a separate note, can you suggest a removal company in Harwell. Conveyancing solicitor was found prior to coming across this site.
On the afternoon of completion you will need to collect the keys from your selling agent but this can only occur once the vendors solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you will need to inform the removal company that they can start moving you in. We do not suggest a particular removal company but can assist you in locating a conveyancing in Harwell or a lawyer with expertise in conveyancing in Harwell.
We previously appointed conveyancing lawyers located in Harwell on the RBS solicitor approved list. They have just billed me a supplemental sum for handling the RBS mortgage. Is this a supplemental conveyancing fee set by RBS?
Provided it is contained in their Terms and Conditions or Quote then yes your property lawyer may charge a fee for this. The charge is not dictated by RBS but by your Harwell property lawyer. Some firms on the RBS panel will levy an ‘acting for lender’ fee and others do not.
Completion of my remortgage has taken place for my property in Harwell. 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?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am selling our property in Harwell and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street Harwell conveyancer would know that there is no such problem. It does beg the question why the purchasers used a nationwide conveyancing outfit rather than a conveyancing solicitor in Harwell. Having lived in Harwell for three years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification need.
It would appear that you have a conveyancing firm already. Are they able to advise? You must enquire of 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 life insurance to cover that same sickness)
Have completed on a a semi-detached house in Harwell , What is the estimated time for the Land Registry to record my ownership? My Harwell conveyancing solicitor has been painfully slow, so I want to be certain that my purchase is recorded.
There is nothing unique when it comes to conveyancing in Harwell registration formalities. As opposed to being determined by geographic area, timescales can differ subject to the party submitting the application, whether it is in order and whether the Land registry must send notices to any other persons or bodies. As of today approximately three quarters of submission are fully dealt with within 12 days but occasionally there can be longer hold-ups. Historically registration is effected after the purchaser is living at the property therefore 'speed' is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.