My wife and I are looking to purchase a house in Belbroughton and are in fact using a Belbroughton conveyancing firm. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Nottingham Building Society have this evening contacted us to advise us that there is now an issue as our Belbroughton conveyancer is not on their conveyancing panel. Is this a problem?
Where you are buying a property requiring a mortgage it is usual for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Belbroughton solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
Can your site be used to locate a Conveyancing solicitor in Belbroughton even if I’m not purchasing or selling a house, for instance where I intend to acquire a shop in Belbroughton with a mortgage from Aldermore?
Our search tool is mainly used to select domestic conveyancing solicitors in Belbroughton but we have set out at the end of this page a selection of Belbroughton commercial conveyancing firms. You will need to enquire with the firm directly to establish if they are also authorised to represent Aldermore
My wife and I buying a 4 bedroom semi-detached house in Belbroughton. Our aim is to an extension at the rear at the property.Will the conveyancing process involve enquiries to see if these works were previously refused?
Your solicitor will check the deeds as conveyancing in Belbroughton can on occasion reveal restrictions in the title deeds which prohibit certain alterations or need the consent of a 3rd party. Some extensions need local authority planning permissions and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.
I am currently in the process of buying my council flat in Belbroughton. I have a mortgage offer with Barclays. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
About to purchase house in Belbroughton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Belbroughton solicitor is on the Coventry BS conveyancing panel.
I completed on my flat on 9 November and my personal details is not yet registered. Should I be concerned? My conveyancing solicitor in Belbroughton expressed confidence that it should be concluded inside ten days. Are transfers in Belbroughton particularly slow to register?
There is nothing unique when it comes to conveyancing in Belbroughton registration formalities. Rather than based on location, timescales can adjust depending on who lodges the application, whether there are errors and whether the Land registry need to notify any interested parties. As of today approximately 80% of such applications are completed in less than three weeks but occasionally there can be longer delays. Historically registration takes place once the buyer is living at the property thus an expedited registration is not usually top priority but where there is a degree of urgency associated with the registration then you or your lawyers must speak with the land registry and explain the circumstances.
Due to the advice of my in-laws I had a survey completed on a house in Belbroughton before appointing solicitors. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some lenders may refuse to grant a loan on this type of home.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Halifax. Should you wish to telephone us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Belbroughton. Conveyancing will be smoother if you use a solicitor in Belbroughton especially if they are acquainted with such properties in Belbroughton.
Last June I purchased a leasehold house in Belbroughton. 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. 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).
Leasehold Conveyancing in Belbroughton - Examples of Queries Prior to buying
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How long is the Lease? This information is useful as a) areas could cause problems for the building as the common areas may start to deteriorate if maintenance remain unpaid b) if the tenants have an issue with the managing agents you will need to know about it You should be aware if it is no more than 80 years it will affect the value of the property. Check with your lender that they are willing to go ahead with the loan given the lease term. A short lease means that you will most likely have to extend the lease at some point and you need to have some idea of how much this would cost. Remember, in most cases you would be required to have owned the property for 24 months before you are entitled to carry out a lease extension.