Much to our surprise we have been told by our estate agent that my Erdington property lawyer is not on the lender Conveyancing panel. How can I be certain whether this is indeed the case?
Your first step should be to contact your Erdington lawyer directly. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they may be able to suggest a Erdington conveyancing firm that is on the conveyancing panel for your bank.
When will exchange of contracts happen for residential conveyancing in Erdington and am I required to be at the conveyancers office?
If you are local to our conveyancing solicitors in Erdington you are invited in to sign the paperwork. That being said, the lender approved solicitors we work with offer countrywide coverage for conveyancing and give as equally detailed and professional a job for you when dealing with you electronically. The executing of the contract is not the point of no return. Signing on the dotted line is necessary for the solicitor to exchange contracts at the suitable time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Erdington)to be in the office available at the end of the phone to exchange contracts.
What is your number one tip for finding a conveyancing solicitor in Erdington
It would be unwise to be swayed by the cheapest Erdington conveyancing fees. You really do get what you pay for when it comes to property lawyers. 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 go into the conveyancing with your eyes wide open.
How can we tell if a Erdington conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Erdington seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer handling your conveyancing.
I am due to exchange contracts on my flat. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Santander are being a right pain. The Erdington solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
five months have elapsed since my purchase conveyancing in Erdington completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I own a leasehold house in Erdington. Conveyancing and Yorkshire Building Society mortgage are in place. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Erdington who acted for me is not around. Any advice?
First make enquiries of HMLR to be sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. You do not need to instruct a Erdington conveyancing solicitor to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I invested in buying a split level flat in Erdington, conveyancing having been completed in 1997. 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? Equivalent flats in Erdington with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ceases on 21st October 2090
With just 65 years unexpired the likely cost is going to span between £13,300 and £15,400 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.
The financial adviser has suggested using their solicitor for my conveyancing in Erdington - Is it not simpler easier to just instruct them?
This is not necessarily the case and you are free to instruct whichever solicitor of your choosing for your Erdington conveyancing. The property lawyer put forward by a 3rd party adviser may not necessarily be the right solicitor, they may recommend their preferred conveyancing firm who are based remotely. In this instance you may not have contact with your property lawyer and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.