How do I discover of the solicitor conducting my conveyancing in Burbage is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Nationwide Building Society thus paying £187.00 plus VAT in additional legal charges.
Please do take advantage of the find a conveyancing panel solicitor tool on this page. Pick the mortgage company and type ‘Burbage’ or your preferred area and you will discover a number of lawyer based in Burbage or near you.
Can I be sure that the Burbage conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Burbage seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor carrying out your conveyancing.
The formalities of my purchase has taken place for my property in Burbage. Conveyancing was satisfactory but I would like to complain 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 Care Department at head office. We understand that complaints to a lender are sorted out very quickly. 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.
After months of negotiation I have agreed a price on a house in Burbage. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an on account payment of £200. A few days later, the property lawyer called me embarrassingly acknowledging that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Various online forums that I have frequented warn that are the primary cause of stalling in Burbage house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays in the conveyancing process. Local searches are unlikely to be the root cause of slowing down conveyancing in Burbage.
I decided to have a survey done on a house in Burbage ahead of appointing conveyancers. I have been advised that there is a flying freehold element to the property. My surveyor advised that some lenders tend refuse to issue a mortgage on a flying freehold house.
It varies from the lender to lender. Santander has different instructions from Halifax. Should you wish to call us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Burbage. Conveyancing will be smoother if you use a solicitor in Burbage especially if they regularly deal with such properties in Burbage.
I own a leasehold house in Burbage. Conveyancing and Bank of Ireland mortgage are in place. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1992. The conveyancing solicitor in Burbage who acted for me is not around. Do I pay?
The first thing you should do is contact the Land Registry to be sure that this person is in fact the new freeholder. You do not need to incur the fees of a Burbage conveyancing firm to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I inherited a ground floor flat in Burbage, conveyancing was carried out in 2007. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Burbage with an extended lease are worth £181,000. The ground rent is £55 per annum. The lease finishes on 21st October 2076
With just 51 years left to run the likely cost is going to range between £30,400 and £35,200 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.
Our conveyancer in Burbage has discovered a defect with the lease for the flat we are buying in Burbage. The other side have put forward title insurance as a solution. We are happy with insurance and will cover the costs. Our solicitor says that as he is on the mortgage company conveyancing panel he must ensure that the lender is happy with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. A precondition to being on the mortgage company approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . 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.