Due to move into my new home in Dudley next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the lender. What risks does the bank expect the insurance to cover?
All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These obligations are not specific to conveyancing in Dudley.
We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Does this mean I have to use their panel conveyancer as I would much rather instruct a Dudley based conveyancing firm?
You should check but the the probability is that allocate you one of their panel conveyancers if you want the "fee-free" incentive. Contact the mortgage company to determine if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near Dudley.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Dudley. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Dudley
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Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. There must be mutual enforceability of lessee’s covenants.
I am looking to sell my house. My former conveyancers closed down. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Dudley if that affects matters.
Do use our search tool to help you find a solicitor for your conveyancing in Dudley. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
There are only 62 years remaining on my flat in Dudley. I now want to extend my lease but my landlord is can not be found. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to track down the freeholder. On the whole a specialist may be useful to try and locate and to produce a report which can be used as evidence that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer in relation to proving the landlord’s disappearance and the vesting order request to the County Court covering Dudley.
I acquired a garden flat in Dudley, conveyancing was carried out January 1998. How much will my lease extension cost? Corresponding flats in Dudley with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 levied per year. The lease finishes on 21st October 2088
With only 63 years left to run we estimate the premium for your lease extension to range between £16,200 and £18,600 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.
What do I do if I am not happy with the solicitor who did my conveyancing in Dudley?
Occasionally the level of service you receive is not as you expect, and unfortunately occasionally things do go wrong. That being said there is recourse where you were unhappy with your conveyancing in Dudley. This varies from trying to resolve matters directly with them, through to reporting a property lawyer to their regulator. If things still aren’t sorted out you may consider getting in touch with the Legal Ombudsman.