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I am hoping for some advice on steps that could have been taken in order to quickly rectify this issue - and perhaps on whether an advisor may have been negligent in failing to recommend the quickest course of action. I have tried to give full details so please excuse the long post.
I am in the process of remortgaging, and suffered a delay in the process because my name on the mortgage offer did not agree to that at Land Registry (due to marriage). The remortgage is intended to buy out a 'Help To Buy' equity loan, so we had a RICS surveyor value the property and the process must be completed within three months of that report.
As i haven't got any photo ID in my married name, the conveyancer told me they were unable to complete the mortgage. They advised me that the only way forward would be to get replacement photo ID (DVLA taking three months to provide, according to their website) or submit form AP1 myself. They advised me that we could request expedited processing of the AP1. We told them that Land Registry had indicated they wouldnt expedite on that basis but were advised it was the only way to proceed. We were advised by a local firm that a change of name deed would have been sufficient to change the register but our conveyancer stated this was not possible. Only photo ID would do.
HMLR have taken too long to process the applicaiton 6-8 weeks so far) and the report is out of date. We now need a new report which shows the house has increased in value significantly and we will therefore have to pay Target an additional £5,000.
I feel that we told the conveyancer submitting our own AP1 wasnt suitable, offered an alternative which was declined, and were not offered any alternatives (even somethign as simple as getting the bank to issue the mortgage in maiden name). In hindsight we should have used the local firm rather than the 'free' legals offered by the bank. A £1k saving is now goung to cost five times that.
So, does anyone have any alternative suggestions as to how we could have proceeded more quickly please? I would also be grateful for any thoughts on whether the name change deed would in fact have been enough. Finally, as HMLR declined my request to expedite, and i have suffered financial loss as a result, do i have a claim against them (doubt it) or the firm that advised me to take that action - or do i just have to take it on the chin entirely?
Thanks in advance for any help that may be on offer.
I am in the process of remortgaging, and suffered a delay in the process because my name on the mortgage offer did not agree to that at Land Registry (due to marriage). The remortgage is intended to buy out a 'Help To Buy' equity loan, so we had a RICS surveyor value the property and the process must be completed within three months of that report.
As i haven't got any photo ID in my married name, the conveyancer told me they were unable to complete the mortgage. They advised me that the only way forward would be to get replacement photo ID (DVLA taking three months to provide, according to their website) or submit form AP1 myself. They advised me that we could request expedited processing of the AP1. We told them that Land Registry had indicated they wouldnt expedite on that basis but were advised it was the only way to proceed. We were advised by a local firm that a change of name deed would have been sufficient to change the register but our conveyancer stated this was not possible. Only photo ID would do.
HMLR have taken too long to process the applicaiton 6-8 weeks so far) and the report is out of date. We now need a new report which shows the house has increased in value significantly and we will therefore have to pay Target an additional £5,000.
I feel that we told the conveyancer submitting our own AP1 wasnt suitable, offered an alternative which was declined, and were not offered any alternatives (even somethign as simple as getting the bank to issue the mortgage in maiden name). In hindsight we should have used the local firm rather than the 'free' legals offered by the bank. A £1k saving is now goung to cost five times that.
So, does anyone have any alternative suggestions as to how we could have proceeded more quickly please? I would also be grateful for any thoughts on whether the name change deed would in fact have been enough. Finally, as HMLR declined my request to expedite, and i have suffered financial loss as a result, do i have a claim against them (doubt it) or the firm that advised me to take that action - or do i just have to take it on the chin entirely?
Thanks in advance for any help that may be on offer.
