I am purchasing an apartment in Blythe Bridge. My Conveyancer is not listed on the bank approved panel. Is it possible for me to retain my Blythe Bridge conveyancing solicitor notwithstanding that they are excluded from the mortgage company approved list?
You have a number of options open to you here
- Proceed with your existing Blythe Bridge conveyancer but your mortgage company will no doubt retain a property lawyer on their approved list. This will result in additional cost and potential frustration.
- Get a fresh property lawyer to act in the purchase, ensuring that they are on the bank conveyancing panel.
- Convince your property lawyer to apply to join the lender panel
Do the conveyancing lawyers that you recommend handle attended exchange conveyancing in Blythe Bridge?
There are a few conveyancing specialists who can conduct personalised exchanges. Do contact us to secure a conveyancing quote and details as to dates.
We are downsizing from our property in Blythe Bridge and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used a factory type conveyancing outfit rather than a conveyancing solicitor in Blythe Bridge. We have lived in Blythe Bridge for three years we know that this is a non issue. Should we get in touch with our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. What do they say? You need to 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)
How does conveyancing in Blythe Bridge differ for new build properties?
Most buyers of new build or newly converted property in Blythe Bridge approach us having been asked by the builder to sign contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Blythe Bridge usually purchase the land, 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 Blythe Bridge or who has acted in the same development.
In what way can the Landlord & Tenant Act 1954 affect my business premises in Blythe Bridge and how can you help?
The particular law that you refer to gives security of tenure to business tenants, granting the legal entitlement to make a request to court for a renewal lease and remain in occupation when the lease comes to an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Blythe Bridge is one of our many locations in which our lawyers are based
Estate agents have just been given the go-ahead to market my garden flat in Blythe Bridge. Conveyancing has not commenced, however I have recently received a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is discharge the service charge as normal given that all rents and service charges will be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Leasehold Conveyancing in Blythe Bridge - Sample of Questions you should consider Prior to buying
-
How many years remain on the lease? Best to be warned if fixing the lift or some other significant cost is due in the foreseeable future that will be shared between the leasehold owners and could well dramatically impact the level of the service charges or require a specific invoice. The majority of Blythe Bridge leasehold flats will have a service charge for the upkeep of the block levied by the landlord. Where you purchase the apartment you will have to meet this liability, usually in instalments accross the year. This could vary from two or three hundred pounds to thousands of pounds for bigger purpose-built buildings. In all likelihood there will be a ground rent to be met annual, normally this is not a exorbitant amount, say approximately £50-£100 but you need to enquire as sometimes it can be many hundreds of pounds.