We had appointed conveyancing lawyers based in Shirebrook on the Co-operative solicitor panel. They are now charging me a supplemental charge for dealing with the Co-operative mortgage. Is this an additional conveyancing fee specified by Co-operative?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your lawyer can charge a fee for this. This fee is not set by Co-operative but by your Shirebrook property lawyer. Plenty of firms on the Co-operative panel will quote ’dealing with mortgage’ fee but many practices include it on their overall fee.
Completion of my remortgage has taken place for my property in Shirebrook. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
It is not clear whether my lender requires a lease extension. I have called my Shirebrook building society branch on various occasions and was told it does not affect the mortgage offer and they will lend. My Shirebrook conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Your solicitor must comply with the Council of Mortgage Lenders’ Handbook section two requirements for your lender. 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
My colleague advised me that if I am buying in Shirebrook I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes included in the estimate for your Shirebrook conveyancing searches. It is a large report of about 40 pages, listing and setting out significant information about Shirebrook around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Shirebrook Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful information regarding Shirebrook.
The deeds to our house are lost. The solicitors who did the conveyancing in Shirebrook 5 years ago no longer exist. What are my options?
Gone are the days when you need to hold title official documentation to prove you own the land or property, as the Land Registry hold details of all registered land or property electronically.
Do I need to be suspicious by estate agents that I am dealing with are encouraging me to use a national conveyancing firm as opposed to a High Street Shirebrook conveyancing firm?
As is the case with many service providers, often recommendations from relatives can be worth their weight in gold. Yet there are many people with a keen interest in a conveyancing deal; estate agents, mortgage brokers and lenders may recommend conveyancers to appoint. On occasion the solicitors might be known to one of the organisations as one of the best in their field, but occasionally there behind the scenes commercial relationship behind the endorsement. You have the right to choose your own conveyancer. Don't forget that the majority of banks specify a panel list of law firms you must use for the lender related work in your conveyancing.
I am hoping to put an offer on a small detached house that seems to meet my requirements, at a great figure which is making it all the more appealing. I have since found out that it's a leasehold rather than freehold. I would have thought that there are particular concerns purchasing a leasehold house in Shirebrook. Conveyancing solicitors have are about to be instructed. Will they explain the issues?
Most houses in Shirebrook are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. it is apparent that you are buying in Shirebrook so you should seriously consider looking for a Shirebrook conveyancing solicitor and check that they are used to advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example requiring the landlord’spermission to carry out alterations. You may also be required to pay a service charge towards the maintenance of the communal areas where the property is located on an estate. Your conveyancer will advise you fully on all the issues.
Shirebrook Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying
Its a good idea to find out as much as possible concerning the managing agents as they will impact your use and enjoyment of the property. As the owner of a leasehold property you are frequently in the clutches of the managing agents both financially and when it comes to every day matters like the tidiness of the common parts. Enquire of other tenants whether they are happy with them. In conclusion, investigate as to the dates that the service fees are due to the appropriate party and precisely what you get for your money. In the main the outlay for major works tend not to be wrapped into the maintenance charges, albeit that some managing agents in Shirebrook ask tenants to pay into a sinking fund and this is used to offset against larger repairs or maintenance.