We are planning to buy with Earl Shilton BS. I called into a couple of high street firms but am unable to find a Emersons Green conveyancing firm on the Earl Shilton BS panel. Please you help?
Please do take advantage of the find a lender approved solicitor tool on this web page. Please choose the mortgage company and type Emersons Green or your preferred area and you will discover numerous conveyancers offices in Emersons Green or by proximity to you.
A colleague advised me that in purchasing a property in Emersons Green there may be a number of restrictions affecting the ability to carry out external changes to the property. Is this right?
There are a number of properties in Emersons Green which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Emersons Green should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My husband and I have arranged a further advance on our home loan from Skipton as we wish to carry out renovations to our property in Emersons Green. Do we need to select a local Emersons Green solicitor on the Skipton conveyancing panel to handle the legals?
Skipton do not ordinarily instruct firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton panel.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Emersons Green solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Emersons Green postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Emersons Green.
I need some quick conveyancing in Emersons Green as I have a deadline to complete within one month. A mortgage is not required. Can I escape the need for conveyancing searches to save fees and time?
If.Given you are not taking a mortgage you have the choice not to have searches conducted although no law firm would advise that you don't. With plenty of history conveyancing in Emersons Green the following are examples of issues that can crop up and adversely affect market value: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
My wife and I own a semi-detached Victorian house in Emersons Green. Conveyancing solicitor acted for me and Santander. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Emersons Green and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with your conveyancing lawyer who conducted the conveyancing.
I have just appointed agents to market my 2 bed apartment in Emersons Green. Conveyancing lawyers have not yet been instructed, however I have just received a yearly maintenance charge invoice – Do I pay up?
The sensible thing to do is clear the invoice as you normally would given that all ground rent and service payments will be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I purchased a 1 bedroom flat in Emersons Green, conveyancing formalities finalised in 2004. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Emersons Green with a long lease are worth £260,000. The ground rent is £45 invoiced every year. The lease ends on 21st October 2099
With only 74 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above 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 investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.
I have selected a Emersons Green conveyancing solicitor for our home move (first time buyers) and have picked up in the terms and conditions that they are not covered by the FCA. Am I right to be worried or is that usually the case with lawyer?
We can't see why they should be. Most lawyer don't lend money. They should be governed by the SRA, who set strict laws regulating amounts held by them.