We're in Acocks Green, First timers buying with a mortgage (lender is Coventry BS , and our solicitor is on the Coventry BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
The formalities of my remortgage has taken place for my property in Acocks Green. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am selling my flat. I had a double glazing fitted in November 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Co-operative are being difficult. The Acocks Green solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
My offer on a property in Acocks Green has been agreed to, but there is a chain. The owners have offered on on an apartment, but it’s not been accepted yet, and have viewings of other properties booked. I have chosen a nearby conveyancing solicitor in Acocks Green. What should be my next step? When do I get the mortgage application with Principality started?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of one thousand pounds, then valuation, Acocks Green conveyancing search fees, etc). The first thing to do is ensure that your conveyancing practitioner is on the Principality approved list. Regarding the next phase this very much dictated by the circumstances of your transaction, desire for this property and on the state of the market. During a buoyant market many buyers would apply for the mortgage with Principality and pay for the valuation and only if it comes back ok would they request their lawyer to move forward with searches.
About to purchase a new build flat in Acocks Green. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Acocks Green
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are surveyor prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I decided to have a survey done on a house in Acocks Green in advance of instructing solicitors. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some banks tend not give a loan on a flying freehold property.
It varies from the lender to lender. Santander has different requirements from Nationwide. Should you wish to telephone us we can check with the appropriate lender. 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.
How does the Landlord & Tenant Act 1954 impact my business offices in Acocks Green and how can you help?
The 1954 Act affords protection to commercial leaseholders, granting the dueness to make a request to court for a continuation of occupancy when the lease comes to an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in Acocks Green
I am thinking of appointing a conveyancing practitioner in Acocks Green for my house move. Is it possible to review a solicitor's complaints history with the profession’s regulator?
Anyone may find published Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The SRA could monitor telephone calls for training reasons.