We are purchasing a flat and need a conveyancing solicitor in Bromsgrove who is on the Lloyds solicitor panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Bromsgrove.
My wife and I have recently appointed a conveyancing solicitor in Bromsgrove. I need to find out if they are accepted on the Godiva Mortgages Ltd approved list of lawyers. Could you assist?
The first thing to do is contact your conveyancer and ask them if they are on the lender panel. Otherwise please call Godiva Mortgages Ltd who may be able to confirm.
My partner and I are close to exchanging contracts on the sale of our house in Bromsgrove and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A high street Bromsgrove conveyancer would know that there is no such problem. It does beg the question why the buyers instructed a web based conveyancing firm as opposed to a conveyancing solicitor in Bromsgrove. Having lived in Bromsgrove for three years we know that this is a non issue. Should we get in touch with our local Authority to obtain confirmation need.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You should 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 sickness)
3 months have elapsed since my purchase conveyancing in Bromsgrove completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. 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 premises 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.
I've found a house that appears to meet my requirements, at a reasonable figure which is making it all the more appealing. I have since been informed that the title is leasehold as opposed to freehold. I am assuming that there are issues buying a house with a leasehold title in Bromsgrove. Conveyancing lawyers have are about to be appointed. Will they explain the issues?
The majority of houses in Bromsgrove are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Bromsgrove so you should seriously consider looking for a Bromsgrove conveyancing practitioner and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as requiring the freeholder’sconsent to conduct alterations. You may also be required to pay a maintenance charge towards the upkeep of the estate where the property is located on an estate. Your solicitor will appraise you on the various issues.
I am the registered owner of a 1 bedroom flat in Bromsgrove, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Bromsgrove with an extended lease are worth £180,000. The ground rent is £65 yearly. The lease finishes on 21st October 2085
With just 59 years left to run the likely cost is going to range between £20,900 and £24,200 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.
My lawyers in Bromsgrove have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the mortgage company. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a number of years?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the bank directly.