My best friend’s sister is a solicitor. I suspect that I can be offered friends and family rates for conveyancing, but if not, what kind of costs would I typically be looking at for conveyancing in Bromsgrove?
You should compare pricing. Do use our search tool on this site. You will notice that fees do be different but the service one can expect differ between property lawyers as is true with most professions.
We have rather brash sellers who has suggested a preliminary agreement with a payment 10k. Are such arrangements the norm for Bromsgrove conveyancing transactions?
This type of contract is unusual in Bromsgrove, conveyancers are not keen on them as they divert attention from the primary objective, namely conveyancing and if you end up having your deposit forfeited then the solicitor at best left with an upset client and at worst a litigious one. Secondly, there is no certainty that just because the proprietor has signed a lock out contract they will complete the sale with you. They may be in contravention of the agreement if they are offered sufficient incentive to do so because a wronged claimant with the benefit of a lockout agreement will still be legally obliged to show losses as a consequence of the breach and these may not amount to the financial upside that your vendor may gain by breaching the agreement, however morally condemnable it undoubtedly is.
What happens if my lawyer’s firm is expelled from the Principality Solicitor panel ahead of completing my conveyancing in Bromsgrove?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
A friend suggested that if I am purchasing in Bromsgrove I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally quoted for as part of the standard Bromsgrove conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about Bromsgrove around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information about Bromsgrove.
I used Stirling Law a few years past for my conveyancing in Bromsgrove. I now require my file but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bromsgrove of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I own a leasehold house in Bromsgrove. Conveyancing and Nottingham Building Society mortgage are in place. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Bromsgrove who acted for me is not around. What should I do?
First contact HMLR to be sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Bromsgrove conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I acquired a 2 bed flat in Bromsgrove, conveyancing having been completed in 1996. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Bromsgrove with a long lease are worth £216,000. The ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2095
With just 69 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as legals.
The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.