Is there a search tool that I can use to find out if the solicitor conducting my conveyancing in Acocks Green is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Barclays Direct thus paying £187.00 plus VAT in another set of legal charges.
You should make use of the find a lender approved solicitor tool on this site. Pick the mortgage company and type ‘Acocks Green’ or your preferred area and you will be presented with a number of lawyer based in Acocks Green or by proximity to you.
I can see plenty of information on this site regarding conveyancing in Acocks Green but can you isolate your top tip for selecting the right conveyancer in Acocks Green
We would encourage you not to go for the lowest Acocks Green conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
I'm at the point of looking at apartments in Acocks Green and I am now considering a potential offer. Should I already have a conveyancer in place at this point? I will be getting a mortgage with Coventry BS.
It would be wise to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are getting a mortgage with Coventry BS, ask your prospective lawyers if they are on the Coventry BS conveyancing panel otherwise they can't do the mortgage legal work.
I can not fathom if my lender requires a lease extension. I have called into my local Acocks Green building society branch on various occasions and was told it wasn't an issue and they would lend. My Acocks Green conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the property lawyer is on the mortgage company panel, she or he must follow the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
We are downsizing from our home in Acocks Green and according to the buyers it appears that there is a risk of it being built on contaminated land. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used an internet conveyancing practice rather than a conveyancing solicitor in Acocks Green. We have lived in Acocks Green for six years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. 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 ailment)
3 months have gone by since my purchase conveyancing in Acocks Green completed. I have checked the Land Registry website which shows that I paid £175,000 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 property 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.
I am purchasing a new build house in Acocks Green with a mortgage from HSBC Bank. The builders refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not disclose to my lawyer about the side-deal as it may put at risk my mortgage with HSBC Bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Over the last few months I have been searching for a flat up to £195,000 and identified one close by in Acocks Green I like with a park and transport links nearby, the downside is that it's only got 51 remaining years left on the lease. There is not much else in Acocks Green for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.