Much to our surprise we have been informed by our financial adviser that my Kings Heath the law firm I have appointed is not on the mortgage company Conveyancing panel. What can I do to be certain that this is indeed the case?
The first thing you need to do is to call your Kings Heath lawyer directly. You lawyer should inform you what has happened. If they are not on the panel they may recommend you to a Kings Heath conveyancing firm that is on the conveyancing panel for your lender.
How up to date is your database of Kings Heath solicitors on the Nottingham conveyancing panel? Do Nottingham send you an updated list?
Kings Heath conveyancing firms themselves provide us confirmation that they are on the Nottingham conveyancing panel as opposed to being supplied with a list from Nottingham directly.
We are aiming to move property in September. Will my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you suggest a removal company in Kings Heath. Conveyancing lawyer was found before I stumbled across your page.
On the afternoon of completion you will need to pick up the keys from your property agent but this should only be done once the previous owners solicitors confirm to the agent that the monies to complete are in and the keys can be handed over. Subsequently you should inform the removal men that they can start moving you in. We do not suggest a specific removal company but can help you find a conveyancing in Kings Heath or a firm with expertise in conveyancing in Kings Heath.
I'm at the point of looking at 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 Nottingham.
It would be advisable to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. Given that you are taking out a mortgage with Nottingham, ask your prospective lawyers if they are on the Nottingham conveyancing panel otherwise they can't do the mortgage legal work.
I currently have a mortgage with Nationwide for my property in Kings Heath. Conveyancing was finalised 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nationwide?
Nationwide must be informed of your intention prior to renting your property as this is likely to be a breach of Nationwide’s mortgage conditions. It may be that Nationwide will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. You need not do this via a Nationwide conveyancing panel lawyer.
Are there restrictive covenants that are commonly identified as part of conveyancing in Kings Heath?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Kings Heath. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a simple, chain free conveyancing. Kings Heath is where the house is located. Can you offer any guidance?
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 would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kings Heath may decide 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 residence.
I've recently bought a leasehold house in Kings Heath. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Kings Heath Leasehold Conveyancing - Examples of Questions you should ask before buying
-
How much is the ground rent and service charge? How long is the Lease?