In what way does my ID and proof of funds have anything to do with my conveyancing in Barnt Green? Why is this being asked of me?
Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to check the ID of the potential client they are dealing with prior to agreeing to accepting their conveyancing instruction. The Client Care letter that you need to sign will no doubt stipulate this. Your lender will also require certain documents to be viewed. Should you are unwilling to hand over ID verification documents, your solicitor would not be able to act for you.
We are getting a further advance on our home loan from Virgin Money as we wish to carry out a loft conversion to our house in Barnt Green. Are we obliged to select a nearby Barnt Green solicitor on the Virgin Money conveyancing panel to handle the paperwork?
Virgin Money would not normally appoint a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money list.
We were going to get a OIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Barnt Green solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Barnt Green solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
The formalities of my purchase has taken place for my property in Barnt Green. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. 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.
I moved into my house on 12 January and the transaction details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Barnt Green advises it should be concluded in less than a month. Are properties in Barnt Green uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Barnt Green registration formalities. Rather than based on location, timeframes can differ subject to who lodges the application, whether it is in order and whether the Land registry communicate with any other parties. As of today in the region of three quarters of submission are completed within 12 days but some can be subject to protracted hold-ups. Historically registration takes place after the buyer has moved in to the premises thus registration formalities is not typically top priority but if it is urgent that the the registration takes place urgently then you or your lawyers can speak with the land registry and explain the circumstances.
How does conveyancing in Barnt Green differ for new build properties?
Most buyers of new build residence in Barnt Green approach us having been asked by the seller to sign contracts and commit to the purchase even before the property is finished. This is because builders in Barnt Green typically purchase 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 conveyancers 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 Barnt Green or who has acted in the same development.
Last July I purchased a leasehold house in Barnt Green. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure 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).
I own a 1st floor flat in Barnt Green, conveyancing having been completed in 2000. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Barnt Green with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease comes to an end on 21st October 2077
With only 53 years remaining on your lease the likely cost is going to be between £27,600 and £31,800 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.
My fiance is buying a studio flat in Barnt Green. He has received a fee estimate by the lawyer connected to the selling agents totaling £1275 . It was eight years ago I sold and purchased a house and it cost was £450. Have charges really escalated to that extent?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Barnt Green searches, land registry fees, etc)