The Sutton Coldfield conveyancing firm handling our Sutton Coldfield conveyancing has discovered an inconsistency when comparing the information in the valuation report and what is revealed within the legal papers for the property. My solicitor says that he must check that the bank is happy with this discrepancy and is content to go ahead. Is my solicitor’s approach right?
Your lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. 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.
Have just purchased a repossessed house at auction in Sutton Coldfield. Conveyancing is necessary. What happens now?
Having for all intents and purposes signed on the dotted line you must hire the services of a conveyancing lawyer quickly as you now have a pending deadline in which to complete the conveyancing. Every auction property will have a bespoke auction pack. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the legal pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You must give this to the conveyancer instructed by you ASAP. You also need to ensure that you have funds in place to complete on the date specified in the contract.
We had chosen conveyancers with offices in Sutton Coldfield on the Lloyds solicitor panel. They have just billed me an additional charge for the legal aspects of the Lloyds mortgage. Is this an additional conveyancing fee specified by Lloyds?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your solicitor can levy a fee for this. The fee is not set by Lloyds but by your Sutton Coldfield lawyer. Some firms on the Lloyds panel will quote an ‘acting for lender’ fee but some firms incorporate it on their overall fee.
The formalities of my purchase has taken place for my property in Sutton Coldfield. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services 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 with full details of your complaint.
I am selling our property in Sutton Coldfield and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers used an internet conveyancing outfit rather than a conveyancing solicitor in Sutton Coldfield. Having lived in Sutton Coldfield for three years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I am buying a new build house in Sutton Coldfield benefiting from help to buy. The builders refused to budge the price so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not disclose to my lawyer about this side-deal as it will jeopardize my loan with Skipton Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Sutton Coldfield is where the house is located. Can you shed any light on this issue?
Flying freeholds in Sutton Coldfield are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sutton Coldfield you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sutton Coldfield may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I have been searching for Sutton Coldfield conveyancing quotes online. Can I be sure that all the Sutton Coldfield law firms that are listed on your site are on the lender conveyancing panel?
The solicitor and licensed conveyancing practices on our directory have assured us via an online form that they are on the mortgage company panel and agreed to advise us to take down their listing in the event of removal off of the bank panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Sutton Coldfield conveyancing solicitor being on the lender conveyancing panel is not accurate.