The formalities of my remortgage has taken place for my property in Queensferry. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all 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 resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Queensferry building society branch on numerous occasions and was informed it wasn't an issue and they will lend. My Queensferry conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
The conveyancer must comply with the Council of Mortgage Lenders’ Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I have instructed a Queensferry property lawyer having checked that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative 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. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Queensferry postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Queensferry.
I have recentlydiscovered that Stirling Law have been shut down. They carried out my conveyancing in Queensferry for a purchase of a leasehold flat 9 months ago. How can I be sure that the property is in my name in the name of the former proprietor?
The quickest way to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Queensferry conveyancing specialists.
How does conveyancing in Queensferry differ for newly converted properties?
Most buyers of new build property in Queensferry come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is ready to move into. This is because house builders in Queensferry tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Queensferry or who has acted in the same development.
Due to the encouragement of my in-laws I had a survey completed on a property in Queensferry before instructing solicitors. I have been advised that there is a flying freehold element to the house. The surveyor advised that some mortgage companies may not give a mortgage on such a home.
It depends who your proposed lender is. Santander has different requirements from Nationwide. If you e-mail us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Queensferry. Conveyancing will be smoother if you use a solicitor in Queensferry especially if they are acquainted with such properties in Queensferry.
I have recently realised that I have 68 years remaining on my lease in Queensferry. I am keen to extend my lease but my freeholder is can not be found. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to find the landlord. In some cases an enquiry agent may be useful to conduct investigations and prepare a report which can be used as proof that the landlord can not be located. It is wise to seek advice from a property lawyer both on investigating the landlord’s absence and the vesting order request to the County Court covering Queensferry.
Queensferry Conveyancing for Leasehold Flats - Sample of Questions you should ask before Purchasing
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Make sure you find out if there are any onerous restrictions in the lease. By way of example some leases prohibit pets being permitted in in a block in Queensferry. If you love the flatin Queensferry yet your dog can’t move with you then you have a very hard compromise. Most Queensferry leasehold flats will be liable to pay a service bill for the upkeep of the building levied by the freeholder. If you purchase the property you will have to pay this amount, normally periodically throughout the year. This could be anything from several hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a ground rent to be met annual, normally this is not a exorbitant sum, say around £50-£100 but you need to enquire it because sometimes it could be many hundreds of pounds. Who are the managing agents?
If instructed can a conveyancer remove someone from the title of my home in Queensferry ?
Removing or adding someone to the title of your property is relatively straightforward. You’ll need to appoint a lawyer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a solicitor