Two weeks ago we had a mortgage agreed in principle with Barclays. Toddington conveyancing practitioners were selected. What is the average time that one could expect to receive a mortgage offer from Barclays?
There is no definitive answer here. Have Barclays conducted the valuation? Have you informed Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
We have agreed to purchase a house in Toddington. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Coventry BS be concerned?
As you are obtaining a mortgage with Coventry BS your lawyer must check the formal requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Coventry BS where a lease does not comply with these requirements. The requirements relate to the installation of panels on properties countrywide and is not restricted to Toddington.
The formalities of my purchase has taken place for my property in Toddington. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care 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 with full details of your complaint.
I used Arc property Solicitors several years past for my conveyancing in Toddington. Now, I need my files however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Toddington of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the encouragement of my in-laws I had a survey completed on a house in Toddington before appointing conveyancers. I have been informed that there is a flying freehold overhang to the property. Our surveyor has said that some banks will not grant a mortgage on such a house.
It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Toddington. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Toddington to see if the conveyancing costs will increase in light of this.
We are 17 days into a leasehold purchase having been recommend to a firm by the estate agent to execute conveyancing in Toddington. I am am very dissatisfied with the level of service. Can you help me find new conveyancers?
They would have to be very poor in order to consider diss instructing them. Has your loan offer been generated? If so you will need to inform them of the new conveyancer and ensure the offer are re-issued. Your new conveyancer should be on the lenders panel to avoid supplemental fees and complications. That should be your first question of the new solicitors. Our search tool can help you find a bank approved solicitor for your conveyancing in Toddington
I've recently bought a leasehold property in Toddington. Do I have any liability for service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a garden flat in Toddington, conveyancing formalities finalised December 2011. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Toddington with over 90 years remaining are worth £180,000. The ground rent is £65 levied per year. The lease ends on 21st October 2083
With 58 years left to run we estimate the price of your lease extension to span between £22,800 and £26,400 plus professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.
How easy is it to change a solicitor as I need to find a Toddington based conveyancer who is on the bank conveyancing panel. Is it practical to instruct different lawyers?
If you haven't yet instructed a solicitor to do anything for you and at this stage simply received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Toddington that you're considering.