The formalities of my purchase has taken place for my property in Acocks Green. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am selling my flat. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Bank of Ireland are being problematic. The Acocks Green solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Our offer on a house in Acocks Green has been accepted, the owners do however have a tied purchase. The vendors have placed an offer on a property, but it’s not yet tied up, and are looking at other apartments in the pipeline. I have selected a high street conveyancing solicitor in Acocks Green. What should be my next step? When should I get the mortgage application with Lloyds going?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then survey, Acocks Green conveyancing search fees, etc). First, you must ensure that your conveyancer is on the Lloyds approved list. As to the next phase this very much depends on the circumstances of your case, motivation for this property and on the state of the market. During a buoyant market some home buyers would apply for the mortgage with Lloyds and pay for the valuation and only if it was satisfactory would they pay their conveyancer to move forward with searches.
It has been five months following my purchase conveyancing in Acocks Green concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Acocks Green differ for newly converted properties?
Most buyers of new build or newly converted property in Acocks Green come to us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is finished. This is because house builders in Acocks Green tend to buy the real estate, 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 conveyancing solicitors 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 Acocks Green or who has acted in the same development.
I decided to have a survey done on a house in Acocks Green prior to retaining conveyancers. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some banks will not give a loan on such a house.
It varies from the lender to lender. HSBC has different requirements from Nationwide. Should you wish to call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Acocks Green. Conveyancing will be smoother if you use a solicitor in Acocks Green especially if they are familiar with such properties in Acocks Green.
I need to instruct a conveyancing lawyer in Acocks Green for my house move. Can I check a solicitor's record with the profession’s regulator?
Anyone can read published Solicitor Regulator Association (SRA) decisions stemming from inquisitions commenced on or after Jan 2008. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA could monitor call for training requirements.
I am hoping to put an offer on a small detached house that seems to meet my requirements, at a great price which is making it all the more appealing. I have just discovered that it's a leasehold rather than freehold. I am assuming that there are issues buying a leasehold house in Acocks Green. Conveyancing solicitors have are about to be instructed. Will they explain the issues?
The majority of houses in Acocks Green are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. We note that you are buying in Acocks Green in which case you should be shopping around for a Acocks Green conveyancing solicitor and check that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’spermission to carry out alterations. It may be necessary to pay a service charge towards the upkeep of the communal areas where the house is located on an estate. Your conveyancer will report to you on the legal implications.
Acocks Green Conveyancing for Leasehold Flats - Sample of Questions you should consider before buying
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The prefered form of lease arrangement is if the freehold interest is in the ownership of the leaseholders. In this arrangement the tenants enjoy control and notwithstanding that a managing agent is often retained if it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. Are there any major works in the planning that could add a premium to the service costs?