Q and A’s regarding the Godiva Mortgages Conveyancing Panel from members of the public
I need to swap lawyers as my lawyer is not on the Godiva Mortgages panel of conveyancing solicitors. Is it practical to instruct different lawyers?
If you haven't yet instructed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer you're considering.
We are due to exchange on the purchase a house but as a result of damage from the recent storms I have agreed compensation from the seller of £3k approx by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process but my mortgage company Godiva Mortgages will not agree to this. Why was Godiva Mortgages even consulted?
Your lawyer being on the Godiva Mortgages conveyancing panel is duty bound to inform Godiva Mortgages of any changes to the purchase price. If you were to refuse your lawyers to disclose the reduction to Godiva Mortgages then they would have to discontinue acting for you and Godiva Mortgages.
Do I have to visit the offices of the Godiva Mortgages conveyancing panel solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Manchester
so that I can pop in to their offices when needed.
Whereas this was necessary 12 years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Manchester
.
I was supposed to move into my first house two days ago. My solicitor is on the Godiva Mortgages conveyancing panel but has moved offices 8 weeks ago and had not informed Godiva Mortgages of their new address. Godiva Mortgages has locked down the release of mortgage funds until such time as their systems are up to date with the correct details.
This is as unusual as it is unlucky. Most lender Terms of Conveyancing Panel Appointment specifically oblige the solicitor to inform the lender of an address change. Your solicitor needs to treat this with the utmost urgency. Do speak with or register your concern with the senior partner (assuming he or she is not your direct lawyer). Most lenders would be reasonable in this situation and expedite the resolution of this issue. It may be prudent to enlist the help of your local Godiva Mortgages branch or your mortgage broker to see if they can help.
My existing mortgage is with Godiva Mortgages. My grandfather has just retired and wants to pay off my mortgage. After Godiva Mortgages is paid, I want to transfer the property to my mother's name; How long will it roughly take? Do we need two separate solicitors on the Godiva Mortgages conveyancing panel? I do not intend to live at the property once the Godiva Mortgages mortgage is discharged.
Although you do need to retain the services of a lawyer they dont
need to be on the Godiva Mortgages panel.
You will need a solicitor to draw up the transfer and
to deal with the Land Registry formalities. The only thing you need to
consider is that by selling at an undervalue so ask your lawyer about
the implications. There could be an inheritance tax issue if you die
within 7 years of this. As the property is your main residence you need
not pay CGT but you should speak with your accountants in any event.
Completion of my purchase has taken place with a loan from Godiva Mortgages. Conveyancing was satisfactory but I feel I should register my dissatisfaction about Godiva Mortgages. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the Godiva Mortgages branches or the Customer Care Team at Godiva Mortgages head office. We understand that complaints to Godiva Mortgages are sorted out very quickly. However if you are not satisfied that the matter is resolved you can write to the
Financial Ombudsman Service at South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Intending to buy a house with a mortgage with Godiva Mortgages. I have received an online quote from a licensed conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Godiva Mortgages conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that they are on the Godiva Mortgages conveyancing panel
