I have been recommended a conveyancing solicitor in Acocks Green. I I would like to check whether they are accepted on the The Mortgage Works approved list of lawyers. Could you assist?
The first thing you should do is e-mail the lawyer and ask them if they can act for the lender. Alternatively you should call The Mortgage Works who may be able to assist.
Will my conveyancer be raising enquiries about flooding during the conveyancing in Acocks Green.
Flooding is a growing risk for lawyers dealing with homes in Acocks Green. Some people will acquire a house in Acocks Green, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, but there are a number of searches that may be undertaken by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Acocks Green. The conventional set of completed inquiry forms supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the owner to determine if the property has suffered from flooding. If the property has been flooded in past and is not notified by the seller, then a buyer could bring a claim for damages as a result of such an incorrect answer. A purchaser’s lawyers may also carry out an enviro search. This will indicate if there is a recorded flood risk. If so, more detailed investigations will need to be carried out.
The estate agent has sent us the confirmation of our purchase of a new build flat in Acocks Green. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Acocks Green
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan.
I opted to have a survey carried out on a house in Acocks Green prior to retaining conveyancers. I have been advised that there is a flying freehold element to the house. Our surveyor advised that some lenders will not issue a mortgage on this type of home.
It varies from the lender to lender. HSBC has different requirements for example to Halifax. If you e-mail us we can look into this further via 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 Acocks Green. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Acocks Green to see if the conveyancing will be more expensive.
In searching the web for the term cheap conveyancing in Acocks Green it shows results of many conveyancersin the area. How do I determine which is the suitable property lawyer for the sale of my house?
The preferential way of finding the right conveyancer is through a personal referral, so ask friends and family who have purchased a property in Acocks Green or the local estate agent or financial adviser. Costs for conveyancing in Acocks Green differ, so it's sensible to request a minimum of four fee calculations from varying types of conveyancers. Be sure to seek confirmation what costs in the quote includes.
I've recently bought a leasehold property in Acocks Green. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Acocks Green Leasehold Conveyancing - Sample of Questions you should ask Prior to buying
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How many years are left on the lease? Is anyone aware of any major works on the horizon that will increase the service fees? What is the maintenance charge and ground rent on the property?