My property lawyer in Burntwood has never been on on the Santander Solicitor Panel. Is it possible for me to retain my prefered solicitor notwithstanding that they are not on the Santander panel of approved conveyancing solicitors?
The limited options open to you here include:
- Carry on with your existing Burntwood solicitors but Santander will need to retain a lawyer on their panel. This will inevitably rack up the total conveyancing fees as well as result in delays.
- Find a new lawyer to act in the purchase, remembering to check they are on the Santander panel
I have recentlydiscovered that Stirling Law have been shut down. They conducted my conveyancing in Burntwood for a purchase of a leasehold apartment 12 months ago. How can I be sure that the property is in my name in the name of the previous owner?
The easiest method to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Burntwood conveyancing specialists.
I'm purchasing my first flat in Burntwood with the aid of help to buy. The builders would not budge the price so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not disclose to my lawyer about the deal as it could affect my loan with Virgin Money. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey completed on a property in Burntwood prior to retaining lawyers. I have been informed that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies may not give a loan on this type of property.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. If you contact us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Burntwood. Conveyancing will be smoother if you use a solicitor in Burntwood especially if they are accustomed to such properties in Burntwood.
Are there any apps to help locate a Burntwood solicitor on the Birmingham Midshires conveyancing panel? I am a keen cyclist and am prepared to travel upto 20miles to meet the solicitor.
Feel free to make use of the facility on this website. Please select a lender and your location and you will see a number of Burntwood conveyancing lawyers based on proximity. We have listed some Burntwood conveyancing firms towards the end of this page and you can telephone them to verify whether they are on the Birmingham Midshires member panel
I work for a long established estate agent office in Burntwood where we have experienced a number of leasehold sales put at risk due to short leases. I have received contradictory information from local Burntwood conveyancing solicitors. Could you clarify whether the owner of a flat can start the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I bought a split level flat in Burntwood, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Burntwood with over 90 years remaining are worth £191,000. The ground rent is £55 invoiced every year. The lease ends on 21st October 2079
You have 53 years left to run the likely cost is going to span between £27,600 and £31,800 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.