When can the exchange of contracts take place for residential conveyancing in Alvechurch and am I required to attend the conveyancers office?
Where you are local to one of the conveyancing solicitors in Alvechurch you are invited in to sign documents. That being said, the lender approved solicitors we recommend provide countrywide coverage for conveyancing and give as equally comprehensive and professional a job for you when communicating with you by post or email. The executing of the contract is not the critical part. A signed contract is necessary for the solicitor to exchange contracts when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Alvechurch)to be in the office at the appropriate time.
My bid for a property was accepted at auction in Alvechurch. Conveyancing is needed. What is next?
Now that you have to in every practical sense signed on the dotted line you should instruct a conveyancing practitioner as a matter of urgency as you are faced with a tight deadline in which to complete the deal. An auction property will have a bespoke legal set of papers. This will include evidence of title and search results. Where you are dealing with leasehold premises the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You need to pass this on to the lawyer working for you ASAP. Do make sure that your finances are in place to complete the transaction on the set completion date.
Is it correct that all Alvechurch CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing panel?
It is true that some banks and building societies now use CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Alvechurch bank branch on various occasions and was told they are content with the situation and they would lend. My Alvechurch conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they would not lend in accordance with their specific requirements. Who do I believe?
As long as the solicitor is on the mortgage company approved list, she or he must follow the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank 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.
We are selling our property in Alvechurch and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any high street Alvechurch conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed a factory type conveyancing outfit as opposed to a conveyancing solicitor in Alvechurch. We have lived in Alvechurch for many years we know that this is a non issue. Should we contact our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You should enquire of 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)
It has been 2 months following my purchase conveyancing in Alvechurch concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Alvechurch differ for new build properties?
Most buyers of new build premises in Alvechurch approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Alvechurch typically acquire the site, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Alvechurch or who has acted in the same development.
I am looking for a leasehold apartment up to £305k and found one round the corner in Alvechurch I like with amenity areas and railway links in the vicinity, however it only has 52 years on the lease. There is not much else in Alvechurch suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a home loan that many years will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this.