The formalities of my purchase has taken place for my property in Breaston. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that 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 can not fathom if my lender requires a lease extension. I have called my Breaston building society branch on numerous occasions and was told it does not affect the mortgage offer and they would lend. My Breaston conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Provided that the property lawyer is on the lender approved list, she or he must comply with the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 left on the lease.
Skipton have agreed my home loan in principle, my offer on a house in Breaston has been accepted, what happens next?
Your property agent will want to be advised as to your conveyancing practitioner's details (be sure the lawyers are on the bank’s panel). Telephone Skipton or your broker and finish off any outstanding paperwork. Skipton will appoint a valuer who will get in touch with the selling agent or owners to arrange a slot for the valuation to happen. Once carried out (assuming no problems) it takes about a fortnight to get a mortgage offer. Skipton will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Breaston.
I have been told that property searches are the number one cause of delay in Breaston conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays during the legal transfer of property. Searches are unlikely to be the root cause of holding up conveyancing in Breaston.
How does conveyancing in Breaston differ for newly converted properties?
Most buyers of new build property in Breaston approach us having been asked by the developer to exchange contracts and commit to the purchase even before the house is finished. This is because new home sellers in Breaston tend to acquire the site, 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 conveyancers 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 used to new build conveyancing in Breaston or who has acted in the same development.
My husband and I are four weeks into a freehold purchase having been referred to conveyancers by the selling agent to carry out the conveyancing in Breaston. I am am very frustrated with the quality of service. Can you help me find new conveyancers?
They would need to be very poor to suggest diss instructing them. Has your loan offer been generated? If so you must make them aware of the replacement solicitor and ensure the loan are issued to the new lawyers. Your new conveyancer should be on the mortgage company approved list to avoid escalating expenses and frustration. That should be your first question of the new solicitors. Our search tool can help you find a lender approved conveyancer for your home move in Breaston
I am employed by a reputable estate agency in Breaston where we have experienced a number of leasehold sales put at risk due to short leases. I have received contradictory information from local Breaston conveyancing solicitors. Could you confirm whether the seller of a flat can start the lease extension formalities for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Breaston Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing
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Its a good idea to discover as much as you can regarding the managing agents as they can either make living at the property much simpler or uncomfortable. As the owner of a leasehold property you will be at the mercy of the managing agents from a financial perspective and when it comes to day to day issues such as the tidiness of the communal areas. Enquire of other people what they think of their service. Finally, find out the dates that you are obliged pay the service charge to the managing agents and precisely what you get for your money. How is the lease structured?
If instructed can a conveyancer remove someone from the title of my property in Breaston ?
Extracting or adding someone to the title of your home is relatively straightforward. You’ll need to appoint a conveyancer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a lawyer