My husband and I are buying a 1 bedroom flat in Edgbaston with a mortgage. We like our Edgbaston solicitor, however the lender says he's not on their "panel". It appears that we have no option but to instruct one of the lender panel conveyancing practices or retain our Edgbaston lawyer and pay for one of their panel ones to represent them. We feel that this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Edgbaston conveyancing lawyer to apply to be on the conveyancing panel.
Should my conveyancer be making enquiries concerning flooding during the conveyancing in Edgbaston.
The risk of flooding is if increasing concern for solicitors dealing with homes in Edgbaston. There are those who buy a property in Edgbaston, completely expectant that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Solicitors are not best placed to offer advice on flood risk, but there are a numerous searches that can be undertaken by the buyer or on a buyer’s behalf which should figure out the risks in Edgbaston. The standard property information forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the seller to discover if the premises has ever been flooded. If the property has been flooded in past which is not revealed by the owner, then a buyer could bring a compensation claim as a result of such an misleading response. A buyer’s solicitors will also conduct an enviro search. This will indicate whether there is a recorded flood risk. If so, further inquiries will need to be conducted.
I used Action Conveyancing a few years ago for my conveyancing in Edgbaston. 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 Edgbaston of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
In searching the world wide web for the phrase on line conveyancing in Edgbaston it shows results of numerous conveyancersin the area. How do I determine which is the suitable conveyancer for me?
The best method of choosing a suitable conveyancer is through a personal referral, so seek the counsel of colleagues and those you trust who have bought a property in Edgbaston or a reputable estate agent or financial adviser. Fees for conveyancing in Edgbaston differ, so it's advisable to request a minimum of three costs illustrations from different conveyancers. Dont forget to clarify what costs in the quote includes.
Back In 2000, I bought a leasehold flat in Edgbaston. Conveyancing and Aldermore mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Edgbaston who acted for me is not around. Any advice?
First make enquiries of the Land Registry to be sure that this person is indeed the new freeholder. You do not need to incur the fees of a Edgbaston conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Edgbaston Conveyancing for Leasehold Flats - Examples of Queries Prior to buying
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For most Edgbaston leaseholds the cost for major works tend not to be built into the service charges, although a few managing agents in Edgbaston obliged leasehold owners to pay into a reserve fund and this is used to offset against major repairs or maintenance. Is there a share of the freehold? Plenty Edgbaston leasehold apartments will incur a service bill for maintenance of the building set by the freeholder. Should you acquire the property you will have to pay this amount, usually in instalments during the year. This can differ from several hundred pounds to thousands of pounds for large purpose-built blocks. In all likelihood there will be a rentcharge for you to pay annual, normally this is not a exorbitant amount, say around £50-£100 but you should to enquire it because sometimes it can be many hundreds of pounds.
My partner and I intend to purchase our 1st house in Edgbaston. Conveyancing practitioner has been chosen. The broker pointed out that a survey is not appropriate as the property is just 20 yrs old.
At the very least you should order a Home Buyer's Report. As the property was constructed more than a decade ago the property will not come with a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report could be sufficient. They will highlight any apparent problems and suggest additional investigation where appropriate. If there are any signs of material issues get a full Building Survey from the beginning.