The formalities of my remortgage has taken place for my property in Shenstone. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All 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. Ordinarily complaints to a lender are resolved 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 who will take matters further.
About to purchase house in Shenstone. 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 Coventry BS 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 Shenstone conveyancing practitioner is on the Coventry BS conveyancing panel.
My offer was accepted on a property in Shenstone on 30/6/2026, valuation was booked 3 days later, all came back fine. Conveyancer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I require fast conveyancing in Shenstone as I have pressure to exchange contracts in less than 2 weeks. A mortgage is not required. Is it possible to decline from having conveyancing searches to save money and time?
As you are not getting a home loan you are at liberty not to do searches although no law firm would recommend that you don't. Drawing on years of experience of conveyancing in Shenstone the following are instances of what can arise and adversely impact future saleability: Enforcement Actions, Outstanding Charges, Outstanding Grants, Railway Schemes,...
How does conveyancing in Shenstone differ for newly converted properties?
Most buyers of new build property in Shenstone contact us having been asked by the builder to exchange contracts and commit to the purchase even before the property is ready to move into. This is because developers in Shenstone typically acquire the land, 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 accustomed to new build conveyancing in Shenstone or who has acted in the same development.
I am looking for a flat up to £305k and found one round the corner in Shenstone I like with amenity areas and station in the vicinity, however it only has 52 years on the lease. There is not much else in Shenstone suitable, so just wondered if I would be making a mistake buying a short lease?
If you require a home loan that many years will likely be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this.
I was pointed in your direction by numerous property agents in Shenstone to select a solicitor on your site. What’s the financial incentive for Estate Agents to recommend your services over a competitor’s?
We refuse to make any commission for directing people our way. We thought it would be too underhand a fee as members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
Our lender agreed in principle to issue us a mortgage. We are using a high street conveyancer in Shenstone last week. A couple of hours ago, our mortgage adviser contacted us saying that the bank said that we cannot use our solicitor as they aren't on their panel. As novices, we had no idea that the mortgage company had a say Is this permitted?
You are permitted to use any lawyer you wish to instruct for your conveyancing in Shenstone nevertheless if they are not on the your bank's approved list you will have to incur additional cost so the bank can retain their own conveyancer too. On occasion it is possible your solicitor may apply to get added to the lender list of approved firms. Do make the most of web-based tools including lenderpanel.com to find a conveyancing solcitor in Shenstone on the mortgage company panel. You can go into your local lender branch in Shenstone. They can recommend conveyancing solicitors in Shenstone on the bank panel.