I do hope you can assist me. My Kings Heath lawyer is advising me that he is legally obliged toapply for Kings Heath conveyancing searches asthe firm are on the Lloydsconveyancing panel. These Kings Heath checks cost a lot of money can this be avoided?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Kings Heath conveyancing searches.
We are buying a property and require a conveyancing solicitor in Kings Heath who is on the Aldermore conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Aldermore . We don't recommend any particular firms conducting conveyancing in Kings Heath.
My grandfather passed away six months ago and as sole heir and executor I was left the property in Kings Heath. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this possible?
Given you intend to re-mortgage then UBS will insist on your using a conveyancer on the UBS 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 UBS 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 UBS mortgage is registered as a charge at the Land Registry.
We are getting a further advance on our mortgage from HSBC as we intend to carry out improvements to our property in Kings Heath. Do we need to choose a high street Kings Heath solicitor on the HSBC conveyancing panel to deal with the paperwork?
HSBC do not ordinarily appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC panel.
I'm at the point of viewing flats in Kings Heath and I am now considering a potential offer. Is it premature to have a solicitor in place? I intend to finance via a home loan with Virgin Money.
It would be advisable to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. Given that you are obtaining a mortgage with Virgin Money, ask your prospective lawyers if they are on the Virgin Money conveyancing panel otherwise they can't do the mortgage legal work.
I can not work out if my mortgage offer requires a lease extension. I have called my Kings Heath bank branch on numerous occasions and was told they are content with the situation and they will lend. My Kings Heath conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. Who do I believe?
As long as the solicitor is on the mortgage company panel, they must comply with the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
What does commercial conveyancing in Kings Heath cover?
Kings Heath conveyancing for business premises incorporates a wide array of services, offered by regulated solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
Can you provide any advice for leasehold conveyancing in Kings Heath with the purpose of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Kings Heath can be reduced if you get in touch lawyers the minute your agents start marketing the property and request that they start to put together the leasehold information needed by the purchasers’ representatives. You believe that you know the number of years remaining on your lease but it would be advisable double-check by asking your solicitors. A purchaser's conveyancer will be unlikely to recommend their client to to exchange contracts if the remaining number of years is under 80 years. It is therefore important at an early stage that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. If you have the benefit of shareholding in the freehold, you should ensure that you hold the original share certificate. Obtaining a duplicate share certificate can be a lengthy formality and frustrates many a Kings Heath home move. Where a duplicate share is required, do contact the company officers or managing agents (where relevant) for this as soon as possible. If there is a history of conflict with your freeholder or managing agents it is essential that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is better to reveal the dispute as historic rather than unsettled. A minority of Kings Heath leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors.
I purchased a 1st floor flat in Kings Heath, conveyancing formalities finalised in 2001. How much will my lease extension cost? Comparable properties in Kings Heath with over 90 years remaining are worth £170,000. The ground rent is £50 per annum. The lease expires on 21st October 2105
With only 79 years remaining on your lease we estimate the premium for your lease extension to range between £7,600 and £8,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.