Having been suggested to visit your organisation we were going to use a conveyancing solicitor in Aldridge listed using your search tool but have come across some other fee calculations via the web look less pricey – how come?
There are lots of conveyancers marketing at first sight what seems to be cut price. Our advice is to think long and hard as to how much you respect your own move to you are willing to be penny wise pound foolish with regard to the standard of the conveyancing. Many of them highlight a budget fee to grab your attention but conceal extra fees in the small print..
We have rather assertive sellers who has suggested a lock out agreement with a down payment of 5k. Is it wise to enter into such agreements?
There are two primary concerns with signing a lock out agreement (also known as a no-shop agreement) is that it diverts attention away from making progress with the conveyancing work, so in the absence of it needing minimal or no negotiation then it may transpire to be a cause of frustration and delay. It is not promoted by Aldridge conveyancing practitioners as a result. A further concern is the extent of the remedies available - a jilted purchaser is not likely to obtain injunctive relief to bar the seller selling to another buyer, so the only remedy available under the agreement will be the recovery of abortive costs and, in limited circumstances, the extra payment of damages.
I am helping my sister sell her house in Aldridge. Will the conveyancer commission an energy performance certificate or it is for the owner to coordinate?
Following the demise of Home Information Packs, energy performance certificates was left as a mandatory element of selling a house. An EPC needs to be to hand before the property is marketed. This is not a task that lawyers normally arrange. Where you are instructing a Aldridge conveyancing solicitor they might be willing to arrange EPC’s due to their relationships with reputable Aldridge providers
Completion of my purchase has taken place for my property in Aldridge. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
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. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I had an offer accepted on an apartment in Aldridge on 19/11/2020, valuation was booked 3 days after, received a clean bill of health. Conveyancer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Lloyds and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Lloyds conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.
I used Arc property Solicitors a few years ago for my conveyancing in Aldridge. Now, I need the documents but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Aldridge of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
In relation to leasehold conveyancing in Aldridge what are the most common lease defects?
There is nothing unique about leasehold conveyancing in Aldridge. All leases are individual and drafting errors can result in certain provisions are wrong. For example, if your lease is missing any of the following, it could be defective:
A duty to insure the building Service charge per centages that don't add up correctly leaving a shortfall
A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Yorkshire Building Society, The Royal Bank of Scotland, and Barclays Direct all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, obliging the purchaser to pull out.
I inherited a garden flat in Aldridge, conveyancing having been completed 7 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Aldridge with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 yearly. The lease comes to an end on 21st October 2097
With just 76 years left to run the likely cost is going to range between £8,600 and £9,800 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.