Last July we completed a house move in Kings Heath. We have since encountered a number of problems with the property which we believe were omitted in the conveyancing searches. What action can we take? Can you clarify the nature of searches that needed to have been ordered for conveyancing in Kings Heath?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Kings Heath. Conveyancing searches and due diligence initiated during the buying process are designed to help avoid problems. As part of the process, a seller completes a document called a SPIF. If the information ends up being inaccurate, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Kings Heath.
My uncle passed away 10 months ago and as sole heir and executor I was left the house in Kings Heath. The house had a relatively small loan left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then HSBC will require that you use a conveyancer on the HSBC 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 HSBC 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 HSBC mortgage is registered as a charge at the Land Registry.
The deeds to my house are lost. The conveyancers who conducted the conveyancing in Kings Heath 10 years ago are no longer around. What are my options?
Assuming the title is registered the information relating to your proprietorship will be retained by HMLR under a Title Number. It is possible to carry out a search at the Land Registry, locate your property and order up to date copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will usually retain a file duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.
I'm remortgaging my existing home to a buy to let mortgage with Virgin Money and I will use the ballance of the raised equity as a deposit on another property. The neighborhood we are looking at is Kings Heath. Will your conveyancers be able to act for the two lenders and tie in the conveyances?
Do use our comparison tool on this page to check that the lawyers are approved by both lenders. Assuming that they are your conveyancer should be able to simultaneously deal with the two transactions but you should have a chat with you conveyancer and specify your expectations and requirements.
I have been sourcing a conveyancing solicitor in Kings Heath for my home move. Is it possible to check a firm’s record with the legal regulator?
Members of the public can see published Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. For records Pre 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training purposes.
Having had my offer accepted I require leasehold conveyancing in Kings Heath. Before diving in I want to be sure as to the unexpired term of the lease.
Assuming the lease is registered - and most are in Kings Heath - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Kings Heath Leasehold Conveyancing - Sample of Questions you should ask Prior to Purchasing
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Be sure to find out if the the lease contains any adverse restrictions in the lease. For example it is reasonably common in Kings Heath leases that pets are not permitted in in a block in Kings Heath. If you love the flatin Kings Heath however your dog is not allowed to live with you then you will be faced hard choice. Is anyone aware of any major works in the near future that will add a premium to the maintenance fees? Is there a share of the freehold?