Just been in touch with my conveyancing lawyer in Dudley who acted for me two years ago and wanted a conveyancing estimate based on an identical type of house sale & purchase (a leasehold residence and a freehold property) of almost identical values with a loan from Birmingham Midshires. It looks as though am now being charged twice the amount. Should I hunt for an alternative property lawyer?
The costs illustration is slightly on the high side. If you shop around you may be able to get the conveyancing a bit cheaper by perhaps £125. On the other hand, if you were satisfied with the legal work the firm provided you maylive to regret opting for an a cheaper conveyancer. If is important to enquire that the conveyancer can represent Birmingham Midshires. You can utilise our search tool to get a quote a Dudley conveyancing firm on the Birmingham Midshires approved list of lawyers, which can often include conveyancing solicitors in Dudley.
There is lots of here about conveyancing in Dudley but can you isolate your top tip for choosing the right conveyancer in Dudley
It would be unwise to be seduced by the lowest Dudley conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
What is the difference between a licensed conveyancer and conveyancing solicitor in Dudley
Two types of professional can execute conveyancing in Dudley namely licenced conveyancers or solicitors. The two can administer conveyancing services that required to complete the disposal or purchase of property. They are both duty bound to perform Dudley conveyancing to the same standards and guidelines so you may be sure that your conveyancing will be professionally conducted and that the requisite procedures will be correctly adhered to.
A relative advised me that in buying a property in Dudley there could be various restrictions affecting the ability to carry out external changes to the property. Is this right?
There are a number of properties in Dudley which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Dudley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Should our conveyancer be making enquiries regarding flooding as part of the conveyancing in Dudley.
Flooding is a growing risk for conveyancers dealing with homes in Dudley. Some people will acquire a property in Dudley, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Solicitors are not best placed to offer advice on flood risk, however there are a various searches that may be carried out by the purchaser or by their lawyers which can figure out the risks in Dudley. The conventional set of property information forms sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the seller to find out whether the premises has ever been flooded. If flooding has previously occurred which is not disclosed by the owner, then a buyer could commence a claim for damages as a result of such an inaccurate answer. The buyer’s solicitors should also carry out an environmental report. This should indicate whether there is a recorded flood risk. If so, additional inquiries will need to be carried out.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Dudley is where the house is located. Is there any advice you can give?
Flying freeholds in Dudley are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Dudley you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dudley may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am employed by a long established estate agent office in Dudley where we see a few leasehold sales derailed due to short leases. I have received conflicting advice from local Dudley conveyancing solicitors. Can you clarify whether the seller 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. This means that the proposed purchaser need not have to wait 2 years to extend their lease. 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 invested in buying a leasehold flat in Dudley, conveyancing formalities finalised 7 years ago. How much will my lease extension cost? Similar properties in Dudley with a long lease are worth £201,000. The ground rent is £45 levied per year. The lease expires on 21st October 2090
With just 65 years remaining on your lease we estimate the price of your lease extension to be between £13,300 and £15,400 plus legals.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.
If instructed can a conveyancer remove someone from the title of my property in Dudley ?
Subtracting or adding someone to the title of your house is relatively straightforward. You’ll need to appoint a conveyancing practitioner to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a solicitor