I require conveyancing for a flat in a fairly new development (6 years built) in Kings Heath. 95% of the flats are already sold. Do I need carry out the neighbourhood searches for my conveyancing in Kings Heath?
You would be putting yourself at risk in failing carrying out Kings Heath conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would seriously advise in no uncertain terms that you have them. If accelerating the process and driving down costs are primary concerns you should consider with your lawyer about the option of search insurance
We're in Kings Heath, First timers purchasing with a mortgage (lender is Yorkshire BS , and our solicitor is on the Yorkshire BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Yorkshire BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I require expedited conveyancing in Kings Heath as I have an ultimatum to exchange contracts within 3 weeks. Fortunately I do not need a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
If.Given you are not obtaining a home loan you have the choice not to have searches carried out although no conveyancer would advise that you don't. With plenty of history conveyancing in Kings Heath the following are instances of what can crop up and adversely impact future saleability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Road Schemes,...
I have been on the look out for a ground for flat up to £195,000 and identified one round the corner in Kings Heath I like with a park and railway links in the vicinity, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Kings Heath for this price, so just wondered if I would be making a mistake purchasing a short lease?
If you require a mortgage the remaining unexpired lease term will be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.
My husband and I are novice buyers - agreed a price, yet the agent advised that the seller will only issue a contract if we use their recommended solicitors as they need an ‘expedited deal’. We would rather use a family conveyancer who is accustomed to conveyancing in Kings Heath
We suspect that the owner is not behind this requirement. Should the vendor require ‘a quick sale', alienating a motivated purchaser is is going to put the whole deal at risk. Speak to the owners direct and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you intend to use your preferred Kings Heath conveyancing firm - not the ones that will give their estate agent a introducer fee or achieve conveyancing thresholds set by head office.
I have just started marketing my garden flat in Kings Heath. Conveyancing solicitors are to be appointed soon, but I have just had a half-yearly maintenance charge invoice – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should discharge the service charge as normal as all rents and maintenance payments will be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice 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.
Kings Heath Leasehold Conveyancing - Sample of Queries Prior to buying
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The best form of lease arrangement is a share of the freehold. In this situation the tenants have being in charge if their destiny and notwithstanding that a managing agent is often retained if it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. This question is helpful as a) areas may cause problems for the building as the common areas may begin to deteriorate where services remain unpaid b) if the tenants have a dispute with the managing agents you will want to have complete disclosure Best to be warned whether window replacement or some other significant cost is due in the foreseeable future to be shared amongst the tenants and could well dramatically impact the level of the maintenance charges or necessitate a specific payment.