My previous solicitor has quoted £1700 for fixed fee conveyancing in Kingswinford. I’m looking to sell a newly refurbished detached home for £225,000. Are the quoted fees excessive? Is it in excess of the average fee for conveyancing in Kingswinford?
The quote is slightly on the expensive side. Where you are willing to expend time comparing prices you may be able to trim some of the expense by as much as a hundred pounds. On the other hand, you maylive to rue choosing an a cheaper solicitor. If is important to enquire that the firm can represent your mortgage company. You can make use of our comparison tool to choose a Kingswinford conveyancing practice on the banks approved list of lawyers which can often include conveyancing solicitors in Kingswinford.
My husband and I are purchasing a newly converted flat in Kingswinford with a residential mortgage from Barnsley Building Society.We have a Kingswinford conveyancing solicitor but Barnsley Building Society advised that he's not on their "panel". We have to appoint a Barnsley Building Society panel solicitor or keep our local solicitor and pay for a Barnsley Building Society panel lawyer to act for them. This seems very unfair; Can we not simply insist that Barnsley Building Society use our lawyer?
Unfortunately,no. The loan issued to you contains terms and conditions, one of which will be that lawyers needs to be on the Barnsley Building Society approved list. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Barnsley Building Society
If you had a top tip for choosing a conveyancing solicitor in Kingswinford what would it be?
It would be unwise to be swayed by the lowest Kingswinford conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
I happen to be the single recipient of my late mum's will and I have everything in my name now, including the my former home in Kingswinford. Conveyancing formalities meant that the Land Registry date was in March. I want to move. I do know about the CML six month 'rule', meaning my proprietorship will be considered the same way as though I had purchased the house in March. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. How practical a view mortgage companies take of it, depend on the bank as this clause principally exists to identify the purchase and immediately sell or the wholesaling and assigning of properties.
The formalities of my remortgage has taken place for my property in Kingswinford. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases 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 with full details of your complaint.
I'm buying a new build house in Kingswinford with a mortgage from Accord Mortgages Ltd. The developers would not reduce the amount so I negotiated £7000 of additionals instead. The sale representative suggested that I not disclose to my lawyer about the extras as it will impact my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I opted to have a survey carried out on a property in Kingswinford prior to appointing lawyers. I have been told that there is a flying freehold element to the house. My surveyor has said that some mortgage companies will not give a loan on a flying freehold premises.
It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. If you e-mail us we can look into this further 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 Kingswinford. Conveyancing will be smoother if you use a solicitor in Kingswinford especially if they are accustomed to such properties in Kingswinford.
I was recommended by a number of selling agents in Kingswinford to find a conveyancer using your seach tool. What’s the financial inducement for Estate Agents to market your lawyers over alternative conveyancing organisations?
We refuse to give any commission for pointing buyers and sellers to this site. We thought it would be too underhand to pay a commission because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.