Are the Burntwood conveyancing solicitors identified as being on the Co-operative conveyancing panel, together with their details provided by Co-operative?
Burntwood conveyancing firms themselves provide us confirmation that they are on the Co-operative conveyancing panel as opposed to being supplied with a list from Co-operative directly.
My house in Burntwood is up for sale and I have a purchaser. Will my property lawyer have to be required to be on the Bank of Ireland conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Bank of Ireland conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.
I am selling our house in Burntwood and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed a web based conveyancing firm rather than a conveyancing solicitor in Burntwood. We have lived in Burntwood for many years we know of no issue. Is it a good idea to get in touch with our local Authority to seek clarification need.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You must enquire of 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 ailment)
The deeds to our house are lost. The conveyancers who dealt with the conveyancing in Burntwood 10 years ago are no longer around. What are my next steps?
Gone are the days when you need to hold title official documentation to establish that you own the land or property, as the Land Registry have everything they need in a digital format.
I need to instruct a conveyancing solicitor for remortgage conveyancing in Burntwood. I've land on a web site which looks to be the perfect solution If it is possible to get all formalities completed via email that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am a negotiator for a long established estate agent office in Burntwood where we see a number of flat sales derailed as a result of short leases. I have been given conflicting advice from local Burntwood conveyancing firms. Please can you shed some light as to whether the vendor of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder 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 purchaser.
I own a split level flat in Burntwood, conveyancing formalities finalised October 1999. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Burntwood with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £45 per annum. The lease finishes on 21st October 2099
With 74 years left to run we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.