My best friend’s mother is a conveyancing practitioner. I expect that I can be offered friends and family fee for conveyancing, However if that does not come materialise, what level of fees would I typically be looking at for conveyancing in Kings Heath?
You should contrast pricing. Make use of our search tool on this site. You will notice that amounts may be different but the service one can expect are distinct between conveyancers as is the case with most professions.
My solicitor has discovered a a problem with the lease for the apartment we are purchasing in Kings Heath. The other side have put forward title insurance as a workaround. We are content with insurance and will pay for it. Our lawyer has advised that he must ensure that the bank is willing to move forward with this solution. Who is the client here, us or the lender?
Even though you have a mortgage offer from the mortgage company does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the bank are the client. These conveyancing instructions have to be complied with.
My uncle passed away 10 months ago and as sole heir and executor I was left the property in Kings Heath. The house had a small mortgage remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this allowed?
Given you plan to re-mortgage then Virgin Money will require that you use a conveyancer on the Virgin Money conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Virgin Money conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Virgin Money mortgage is registered as a charge at the Land Registry.
I am assisting my niece sell her house in Kings Heath. Does the conveyancer order the EPC or it is for the owner to coordinate?
Following the abolition of HIPs, energy performance certificates was kept a required part of moving property. An energy assessment should be commissioned prior to the property being marketed. It is not as aspect of the sale process that lawyers normally organise. Where you are instructing a Kings Heath conveyancing practitioner they may help arrange energy assessments given their contacts with long established local energy assessors
We have agreed to purchase a house in Kings Heath. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Yorkshire BS be concerned?
Given that your lender is Yorkshire BS your lawyer must check the formal instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and lawyers are required to report to Yorkshire BS where a lease does not comply with these specifications. The requirements relate to the installation of panels on properties countrywide and is not restricted to Kings Heath.
I am selling my flat. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, TSB are being difficult. The Kings Heath solicitor who is on the TSB conveyancing panel is saying indemnity insurance will be fine but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Kings Heath is the location of the property. What do you suggest?
Flying freeholds in Kings Heath are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Kings Heath you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kings Heath may determine 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 property.
Back In 2000, I bought a leasehold flat in Kings Heath. Conveyancing and Bank of Scotland mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Kings Heath who previously acted has now retired. Do I pay?
The first thing you should do is make enquiries of HMLR to make sure that this person is indeed the new freeholder. There is no need to incur the fees of a Kings Heath conveyancing practitioner 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 landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I invested in buying a 2 bed flat in Kings Heath, conveyancing having been completed July 2001. Can you work out an approximate cost of a lease extension? Comparable flats in Kings Heath with a long lease are worth £171,000. The ground rent is £50 levied per year. The lease runs out on 21st October 2104
You have 79 years remaining on your lease we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as 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 in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.