We had instructed conveyancers with offices in Vauxhall on the Virgin Money solicitor panel. They are now charging me a separate charge for handling the Virgin Money mortgage. Is this an additional conveyancing fee specified by Virgin Money?
Provided it is contained in their Terms of Engagement or Quote then yes your lawyer is entitled to charge a fee for this. This charge is not set by Virgin Money but by your Vauxhall conveyancer. Plenty of firms on the Virgin Money panel will levy ’dealing with mortgage’ fee but some firms incorporate it on their overall fee.
The formalities of my remortgage has taken place for my property in Vauxhall. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
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 resolved very quickly. If you feel 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.
Our sealed bid on a semi in Vauxhall has been agreed to, but there is a chain. The vendors have offered on a flat, but it’s not yet agreed to, and have viewings of other flats in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Vauxhall. What should be my next step? At what stage should I apply for the mortgage with Barclays?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx one thousand pounds, then survey, Vauxhall conveyancing search costs, etc). First, you must ensure that your property lawyer is on the Barclays approved list. As to the next phase this very much dictated by the specifics of your case, attraction to this property and on the state of the market. During a hot market some home buyers will apply for the mortgage with Barclays and pay for the valuation and only if it comes back ok would they pay their solicitor to proceed with searches.
How does conveyancing in Vauxhall differ for newly converted properties?
Most buyers of new build premises in Vauxhall come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is completed. This is because new home sellers in Vauxhall typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Vauxhall or who has acted in the same development.
I opted to have a survey completed on a property in Vauxhall ahead of retaining solicitors. I have been told that there is a flying freehold element to the property. The surveyor advised that some mortgage companies tend not issue a mortgage on a flying freehold premises.
It varies from the lender to lender. HSBC has different instructions from Birmingham Midshires. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Vauxhall. Conveyancing may be slightly more expensive based on your lender's requirements.
My father has suggested that I use his conveyancing solicitors in Vauxhall. Should I choose my own property lawyer?
No doubt it’s preferable to find a conveyancing solicitor is to have referrals from friends or relatives who have used the conveyancer you're considering.
At what stage do I incur the Stamp Duty Land Tax chargeable for my house transaction in Vauxhall?
The conveyancing practitioner will complete a Land Transaction Return Form on your behalf during your Vauxhall purchase transaction for you to sign. On completion your lawyer will submit the Land Transaction application to the Inland Revenue and - as long as they have the money - pay any Stamp Duty liability for you.