I sincerely hope you can help me. My Abbots Langley conveyancer is informing me me that she is duty bound toapply for Abbots Langley conveyancing searches becausethe firm are on the HSBCapproved lawyer panel. These Abbots Langley checks cost a lot of money can this be avoided?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Abbots Langley conveyancing searches.
When it comes to mortgage companies such as Kent Reliance, do Abbots Langley property lawyers incur a yearly amount to be on the list of approved solicitors?
We are unaware of any mortgage company fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
We had appointed conveyancers located in Abbots Langley on the RBS solicitor approved list. They are now charging me a separate charge for dealing with the RBS mortgage. Is this an additional conveyancing fee set by RBS?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your solicitor is entitled to charge a fee for this. This fee is not dictated by RBS but by your Abbots Langley solicitor. Plenty of firms on the RBS panel will quote an ‘acting for lender’ fee but some practices incorporate it on their overall fee.
The formalities of my remortgage has taken place for my property in Abbots Langley. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Over the last few months I have been searching for a ground for flat up to £305k and found one close by in Abbots Langley I like with a park and transport links nearby, the downside is that it's only got 51 remaining years left on the lease. I can't really find anything else in Abbots Langley in this price bracket, so just wondered if I would be making a mistake buying a short lease?
Should you need a home loan the shortness of the lease will be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.
I have been pointed in your direction by numerous selling agents in Abbots Langley to select a solicitor on your site. What’s the financial advantage for Estate Agents to market your services rather than alternative conveyancing organisations?
We refuse to offer any referral fee for pointing buyers and sellers our way. We found it would be just too difficult to pay a commission as a client could think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
I have recently placed an offer on an apartment in Abbots Langley and the broker that we are using recommended his lawyer. He quoted a thousand pounds including VAT and 3rd party costs. Does this sound expensive?
You should not rely on a single quote. One should obtain like-for-like quotes for your conveyancing in Abbots Langley. Then pick one that you trust and just as important, is on the approved list of the mortgage company that you have applied for a mortgage from.