We selected a high street lawyer for my conveyancing in Locks Heath today. Going through the official terms of business it is apparent thatwe are liable for charges even if the movefalls through. Should I ditch them and instruct an on-line conveyancing company offering no completion no charge conveyancing in Locks Heath?
It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the conveyancing charges will generally be uplifted to counteract those cases that abort. Please beware that these schemes generally do not cover outlay for example Locks Heath conveyancing search charges.
When it comes to lenders such as HSBC, do Locks Heath solicitors face a fee to be on the list of approved solicitors?
We are not aware of any bank fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
We previously appointed conveyancing lawyers locally in Locks Heath on the Skipton solicitor approved list. They are now charging me a separate charge for the legal aspects of the Skipton mortgage. Is this an additional conveyancing fee set by Skipton?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancer is entitled to levy a fee for this. The charge is not dictated by Skipton but by your Locks Heath solicitor. Some firms on the Skipton panel will levy an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
The formalities of my remortgage has taken place for my property in Locks Heath. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost 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. Ordinarily complaints to a lender are sorted out effectively and efficiently. 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 with full details of your complaint.
I am looking for a flat up to £195,000 and found one close by in Locks Heath I like with amenity areas and railway links nearby, the downside is that it only has 52 years on the lease. There is not much else in Locks Heath in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a mortgage that many years may be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.
Is it simple use the search facility to select a conveyancing solicitor in Locks Heath on the approved list for my mortgage?
First select a lender such as Barclays , Norwich and Peterborough Building Society or Godiva Mortgages Ltd then type in your location for instance Locks Heath. Conveyancing practices in Locks Heath and nationally will then be identified.
I am looking for a conveyancing solicitor in Locks Heath for my house move. Is there any facility to check a solicitor's complaints history with the legal regulator?
You can review documented Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Go to Check a solicitor's record. To find records Pre 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA may recorded telephone calls for training requirements.