We are planning to purchase with Loughborough BS. I went into 3 or 4 local firms yet cant to find a Alcester conveyancing firm on the Loughborough BS panel. Could you help?
Feel free to take advantage of the search tool on this site. Pick the mortgage company and type Alcester or your location and you will discover a number of lawyer offices in Alcester or by proximity to you.
We are aiming to move property in March. Does my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you recommend a removal company in Alcester. Conveyancing solicitor was found prior to coming across your website.
On the day of completion you can pick up the house keys from your property agent however this can only take place when the sellers conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you should advise the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can help you find a conveyancing in Alcester or a lawyer with expertise in conveyancing in Alcester.
I recently had an offer accepted on an apartment in Alcester. My financial adviser pressured me to appoint their conveyancer. I paid an upfront payment of £175. Not long after, the lawyer contacted me sheepishly admitting that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Our sealed bid on a house in Alcester has been accepted, the owners do however have a connected purchase. The sellers have offered on a flat, however it’s not yet tied up, and are looking at other properties booked. I have instructed a high street conveyancing solicitor in Alcester. What should be my next step? At what point should I apply for the mortgage with Bank of Ireland?
It is usual to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is approx £1k, then survey, Alcester conveyancing search fees, etc). First, you must check that your conveyancer is on the Bank of Ireland conveyancing panel. As to the subsequent stages this very much dictated by the uniqueness of your case, desire for this property and on the state of the market. In a rising market many home buyers would apply for a home loan with Bank of Ireland and arrange for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to press on with the conveyancing in Alcester.
I am close to exchanging contracts on the sale of our house in Alcester and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A local lawyer would know that there is no such problem. It does beg the question why the buyers are using a nationwide conveyancing practice rather than a conveyancing solicitor in Alcester. Having lived in Alcester for 4 years we know of no issue. Is it a good idea to contact our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
My wife and I purchased a terraced Victorian property in Alcester. Conveyancing solicitor acted for me and TSB. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Alcester and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing practitioner who conducted the purchase.
I am tempted by the attractive purchase price for a two flats in Alcester both have approximately fifty years left on the leases. Should I regard a short lease as a deal breaker?
There is no doubt about it. A leasehold flat in Alcester is a wasting asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it adversely affects the salability of the premises. For most purchasers and lenders, leases with less than eighty years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Alcester conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Alcester Leasehold Conveyancing - Examples of Questions you should ask before Purchasing
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What prohibitions exist in the Alcester Lease? You will want to discover as much as you can concerning the company managing the block as they will affect your use and enjoyment of the property. Being a leasehold owner you are frequently at the mercy of the managing agents both financially and when it comes to every day issues like the cleanliness of the common parts. Enquire of other tenants what they think of their management. In conclusion, find out the dates that the service charges are due to the relevant party and specifically how they are spending the funds. Be sure to investigate if there is anything that is prohibited in the lease. By way of example it is very common in Alcester leases that pets are not allowed in certain buildings in Alcester. If you like the propertyin Alcester but your cat can’t live with you then you will be faced difficult determination.
Are there any distinct advantages to using a high street lawyer in Alcester
Home movers in Alcester decide on using a nearby high street conveyancing practitioner so that they can visit if they have concerns, and to sign mortgage deeds without using the Royal Mail.
There is a distinct advantage in selecting a conveyancing practitioner local to the property you are purchasing, due to the in-depth knowledge of the locality and potential local concerns - yet this is moot. Many conveyancers are now online and may be based anywhere.