I am not in a position to travel far from Acocks Green. Is there a reason why all Acocks Green lawyers aren't automatically on all mortgage company panels?
Even though it may seem unfair for mortgage companies to restrict who can represent them, from the public’s or solicitor’s perspective, the other side of the coin is that lending institutions are becoming ever more anxious and feel it crucial to protect them from illegal activities. As a result of this concern mortgage companies have reduced their conveyancing panel to a size that they are happy to control.
Finally the sale completed on my house in Acocks Green last June but my buyer keeps whats apping every few hours to say his conveyancer is waiting to hear from mysolicitor. What should my lawyer have done now that I have sold?
After completion of your sale your conveyancer is obliged to send the transfer documentation and all additional paperwork to the purchaser's solicitors. If applicable, your conveyancer must also confirm that the legal charge in favour of the lender has been discharged to the buyers solicitors. There is unlikely to be post completion tasks unique to conveyancing in Acocks Green.
I have been recommended a conveyancing solicitor in Acocks Green. I need to find out if they are accepted on the Aldermore approved list of lawyers. Could you assist?
The first thing to do is phone your solicitor and enquire whether they are on the lender panel. Alternatively you should call Aldermore who may be able to confirm.
We previously chose conveyancing lawyers locally in Acocks Green on the TSB solicitor approved list. They are now charging me a further amount for dealing with the TSB mortgage. Is this an additional conveyancing fee set by TSB?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your conveyancing practitioner can charge a fee for this. This charge is not set by TSB but by your Acocks Green solicitor. Numerous firms on the TSB panel will levy ’dealing with mortgage’ fee but plenty of firms incorporate it on their overall fee.
Two weeks ago we had a mortgage agreed in principle with Virgin Money. Acocks Green conveyancing practitioners have been instructed. What is the average time that one could expect to receive a mortgage offer from Virgin Money?
Some lenders take longer than others. Have Virgin Money conducted the valuation? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have instructed a Acocks Green conveyancing practitioner having made sure that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Acocks Green surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Acocks Green?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Acocks Green. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Completion is due on our sale of a £275,000 maisonette in Acocks Green in 10 days. The managing agents has quoted £336 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Acocks Green?
Acocks Green conveyancing on leasehold apartments usually necessitates the purchaser’s conveyancer submitting questions for the landlord to address. Although the landlord is not legally bound to address such questions most will be content to assist. They are entitled to levy a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some situations it is in excess of £800. The administration charge levied by the landlord must be sent together with a summary of entitlements and obligations in respect of administration fees, otherwise the invoice is not strictly payable. Reality however dictates that you have little option but to pay whatever is requested of you should you wish to sell the property.
I am the registered owner of a basement flat in Acocks Green, conveyancing formalities finalised 10 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Acocks Green with a long lease are worth £195,000. The ground rent is £45 levied per year. The lease terminates on 21st October 2087
With just 64 years unexpired we estimate the price of your lease extension to be between £14,300 and £16,400 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.