I am expecting a mortgage with Halifax. I intend to instruct a Licensed Conveyancer in Alvaston. Does the Halifax Solicitor panel include Licensed Conveyancers?
The Halifax approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
We see that you have a post code search directory identifying firms on the UBS conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Alvaston?
We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Alvaston.
We were going to get a OIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any Alvaston solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Alvaston solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
The formalities of my remortgage has taken place for my property in Alvaston. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am due to exchange contracts on my flat. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Barclays are being difficult. The Alvaston solicitor who is on the Barclays conveyancing panel is recommending indemnity insurance as a solution but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I decided to have a survey completed on a property in Alvaston in advance of appointing conveyancers. I have been informed that there is a flying freehold overhang to the property. The surveyor advised that some mortgage companies may refuse to grant a loan on this type of house.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. Should you wish to telephone us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Alvaston. Conveyancing will be smoother if you use a solicitor in Alvaston especially if they are familiar with such properties in Alvaston.
I am thinking of appointing a conveyancing lawyer in Alvaston for my remortgage. Is there any facility to see a firm’s record with the legal regulator?
You can review documented Solicitor Regulator Association (SRA) determinations resulting from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training requirements.
In relation to leasehold conveyancing in Alvaston what are the most common lease defects?
Leasehold conveyancing in Alvaston is not unique. All leases are individual and drafting errors can result in certain clauses are erroneous. The following missing provisions could result in a defective lease:
A provision to repair to or maintain elements of the property
A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Santander, Virgin Money, and Aldermore all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, forcing the buyer to pull out.
Alvaston Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing
If a Alvaston lease has no more than 80 years it will impact the salability of the apartment. Check with your mortgage company that they are willing to to proceed given the lease term. A short lease means that you will most likely have to extend the lease sooner rather than later and you need to have some idea of how much this would cost. For most Alvastonlease extensions you will be required to have owned the property for a couple of years before you are entitled to extend the lease. How is the lease structured? The majority of Alvaston leasehold apartments will be liable to pay a service charge for the upkeep of the building invoiced by the freeholder. Where you buy the apartment you will have to pay this liability, normally quarterly accross the year. This may differ from two or three hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a ground rent for you to pay annual, ordinarily this is not a significant amount, say around £25-£75 but you need to check as sometimes it could be surprisingly expensive.