The mortgage agreement from Santander for the remortgage of my 4 room garden flat is due any day now. Are you able to put forward a low cost conveyancing lawyer in Berkshire?
You have arrived at the wrong place to search for the lowest fares for conveyancing solicitors in Berkshire. Our aim is to provide value for money conveyancing but we do not advertise as being the cheapest. Do not be fooled by companies offering £99 conveyancing in Berkshire. At best, in choosing a lawyer for low cost conveyancing, you will end up with what you pay for and at worst you will end up with a hefty uplift in additional fees and still not receive the service you were looking for.
The Berkshire conveyancing firm handling our Berkshire conveyancing has spotted a difference between the assumptions in the home valuation report and what is in the title deeds. My solicitor informs me that he must check that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s approach legitimate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook specifications 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.
We wanted to use a property lawyer in Berkshire for our house purchase. Our financial adviser has since notified us that our bank Birmingham Midshires won't deal with them. Why is this not regarded as unfair competition?
Lenders ordinarily restrict either the type or the number of conveyancing practices on their member panel. Typical examples of such criteria being that a law practice must not be a sole practitioner. In addition to restricting the type of firm, a few banks have limited the amount of firms they permit to represent them. You should note that Birmingham Midshires have no responsibility for the quality of advice provided by any member of Birmingham Midshires Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of solicitor panels a few years ago even though there remains mixed views regarding the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that hundreds of law firms, including some in or near Berkshire only perform one or two conveyances a year.
I am expecting a AIP from Virgin Money this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Berkshire solicitors on the Virgin Money conveyancing panel, or is it better to go independently?
You will need to appoint Berkshire solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
The formalities of my purchase has taken place for my property in Berkshire. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact 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 who will take matters further.
It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Berkshire building society branch on a couple of occasions and was told it does not impact the mortgage offer and they will lend. My Berkshire conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they will not lend in accordance with their published requirements. Who do I believe?
As long as the property lawyer is on the bank approved list, they must comply with the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I decided to have a survey carried out on a property in Berkshire ahead of instructing conveyancers. I have been advised that there is a flying freehold element to the property. My surveyor has said that some lenders may not give a loan on this type of property.
It depends who your proposed lender is. Lloyds has different instructions from Halifax. If you contact us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Berkshire. Conveyancing will be smoother if you use a solicitor in Berkshire especially if they are accustomed to such properties in Berkshire.