Our Castleton and Blacktown lawyer has discovered a discrepancy when comparing the assumptions in the valuation survey and what is in the title deeds. My lawyer says that he is obliged to check that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s approach appropriate?
Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
We are looking to buy a property and require a conveyancing solicitor in Castleton and Blacktown who is on the HSBC conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for HSBC . We don't recommend any particular firms conducting conveyancing in Castleton and Blacktown.
Can you help - my lawyer advises that breach of easement insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Castleton and Blacktown?
The right level of breach of easement indemnity insurance depends on your lender. It would differ for example between National Westminster Bank and Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such insurances.
The formalities of my remortgage has taken place for my property in Castleton and Blacktown. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. 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.
Planning on purchasing a flat in Castleton and Blacktown. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Castleton and Blacktown property lawyer is on the Virgin Money conveyancing panel.
Should I be wary that estate agents that I am dealing with are encouraging me to use a web based conveyancing firm as opposed to a High Street Castleton and Blacktown conveyancing practice?
As with many service providers, often suggestions from relatives can be worth their weight in gold. Nevertheless there are many players in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may suggest lawyers to appoint. Sometimes these solicitors might be known to one of the organisations as being good in their field, but sometimes there is an underlying commercial relationship behind the endorsement. You have the discretion to select your preferred lawyer. You need to be aware that the majority of mortgage providers specify a panel list of conveyancers you are obliged to use for the lender related work in your house move.
We're first time buyers - agreed a price, yet the estate agent told us that the seller will only issue a contract if we instruct their preferred lawyers as they need a ‘quick sale’. My instinct tells me that we should use a family solicitor with experience of conveyancing in Castleton and Blacktown
We suspect that the owner is unaware of this ultimatum. If they want ‘a quick sale', taking such a hostile approach to a genuine purchaser is not the way to achieve this. Avoid the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are ready to go, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)however you are going to instruct your preferred Castleton and Blacktown conveyancing firm - not the ones that will earn the negotiator at the agency a commission or hit his conveyancing thresholds demanded by HQ.
What advice can you give us when it comes to appointing a Castleton and Blacktown conveyancing practice to deal with our lease extension?
If you are instructing a solicitor for lease extension works (regardless if they are a Castleton and Blacktown conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with two or three firms including non Castleton and Blacktown conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be useful:
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How many lease extensions have they completed in Castleton and Blacktown in the last 12 months? What are the legal fees for lease extension conveyancing?
Leasehold Conveyancing in Castleton and Blacktown - Sample of Questions you should ask before Purchasing
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Best to be warned whether window replacement or some other major work is pending to be shared between the tenants and will materially increase the the service fees or require a one time payment. It would be prudent to discover as much as you can regarding the company managing the block as they will impact your use and enjoyment of the property. As the owner of a leasehold property you are often at the mercy of the managing agents both financially and when it comes to every day issues like the tidiness of the communal areas. You should not be afraid to ask prospective neighbours whether they are happy with their management. Finally, be sure you understand the dates that you are obliged pay the service charge to the managing agents and precisely how they are spending the funds. How is the lease structured?