We are buying a flat and require a conveyancing solicitor in Mossley Hill who is on the Lloyds solicitor panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Mossley Hill.
Are all Mossley Hill Conveyancing Quality Solicitors on the Barclays conveyancing list of approved firms?
It is true that some banks and building societies now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
Completion of my remortgage has taken place for my property in Mossley Hill. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am selling my apartment. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Barclays are being difficult. The Mossley Hill solicitor who is on the Barclays conveyancing panel is saying indemnity insurance will be fine but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Just acquired a terraced house in Mossley Hill , how long should it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Mossley Hill conveyancing solicitor works at snail pace, so I want to be certain the registration is addressed.
There is nothing unique when it comes to conveyancing in Mossley Hill registration formalities. Rather than based on location, timeframes can vary according to who lodges the application, whether there are errors and if the Land registry must send notices to any other parties. As of today in the region of three quarters of submission are fully addressed within two weeks but some can be subject to longer hold-ups. Historically registration is effected once the new owner has moved in to the premises therefore 'speed' is not typically top priority but if there is a degree of urgency associated with the registration then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.
Are there any apps to assist me to identify a Mossley Hill law firm on the The Royal Bank of Scotland conveyancing panel? I am a keen cyclist and am willing to travel upto 25miles to meet the solicitor.
You can use the facility on this page. Please choose the mortgage company and your location and you will see a number of Mossley Hill conveyancing lawyers located nearest you. We have listed some Mossley Hill conveyancing firms towards the end of this page and you can telephone them to check if they are on the The Royal Bank of Scotland panel
I today plan to offer on a house that appears to meet my requirements, at a great figure which is making it more attractive. I have just been informed that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a leasehold house in Mossley Hill. Conveyancing advisers have are about to be instructed. Will my lawyers set out the risks of buying a leasehold house in Mossley Hill ?
Most houses in Mossley Hill are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Mossley Hill so you should seriously consider looking for a Mossley Hill conveyancing solicitor and check that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example obtaining the freeholder’sconsent to conduct changes to the property. It may be necessary to pay a contribution towards the maintenance of the estate where the house is part of an estate. Your solicitor will report to you on the legal implications.
I acquired a garden flat in Mossley Hill, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Comparable properties in Mossley Hill with over 90 years remaining are worth £192,000. The ground rent is £55 charged once a year. The lease finishes on 21st October 2073
With just 54 years remaining on your lease the likely cost is going to span between £32,300 and £37,400 plus costs.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.