My wife and I are due to complete buying a house in Birmingham but as a result of damage from a small fire at the property I have was able negotiate recompense from the seller in the sum of £3k by way of a adjustment in the price. This was going to be addressed as part of amending the contract yet Barclays will not permit this. Why were they approached?
Your property lawyer that is on a Barclays conveyancing panel is required to disclose to Barclays of any variations to the purchase price. If you prohibit your conveyancing practitioner to disclose the price change to Barclays then they would have to discontinue acting for you. In addition, Barclays and you would have to appoint a new conveyancer for your conveyancing in Birmingham.
Why do I have to pay up front for my conveyancing in Birmingham?
Where you are retaining lawyers for conveyancing in Birmingham your solicitor will ask you put them with funds to cover the the cost of the conveyancing searches. Normally this is needed to cover the fees of the Local Authority Search. If any deposit is payable against the total price then this should be asked for shortly in advance of contracts are exchanged. The final balance that is due should be sent to your lawyer a couple of days prior to the completion date.
How does the Landlord & Tenant Act 1954 impact my commercial premises in Birmingham and how can you help?
The particular law that you refer to affords security of tenure to commercial leaseholders, giving them the a statutory right to make a request to court for a renewal tenancy and continue in occupation at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Birmingham is one of the many locations in which the firms we work with are located
Should I go with a Birmingham conveyancing lawyer who is local to the property I am buying? We have a good friend who can carry out the legal formalities however his firm is located over three hundred kilometers drive away.
The benefit of a high street Birmingham conveyancing practice is that you can drop in to sign documents, hand in your identification documents and apply pressure on them where appropriate. They will also have local insight which is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and they were happy that must outweigh using an unfamiliar Birmingham conveyancing lawyer solely due to them being local.
My wife and I purchased a leasehold house in Birmingham. Conveyancing and Accord Mortgages Ltd mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1994. The conveyancing practitioner in Birmingham who acted for me is not around. What should I do?
The first thing you should do is make enquiries of HMLR to make sure that this person is in fact the new freeholder. There is no need to instruct a Birmingham conveyancing practitioner to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I invested in buying a split level flat in Birmingham, conveyancing formalities finalised October 2008. Can you work out an approximate cost of a lease extension? Comparable properties in Birmingham with an extended lease are worth £201,000. The ground rent is £45 charged once a year. The lease runs out on 21st October 2090
With 65 years unexpired the likely cost is going to range between £13,300 and £15,400 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues 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.
I happen to be an executor of my recently deceased mum’s Will, with a property in Birmingham which is to be sold. The bungalow has never been registered at HMLR and I'm told that some buyers solicitors will insist that it is done before they'll move forward. What's the mechanism for this?
In the circumstances that you have set out it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.