I just bought a flat at auction in Kings Norton. Conveyancing is required. What is next?
Now that you have exchanged you will need to hire the services of a conveyancing lawyer as a matter of priority as you will have a pending a fixed date to complete the property. An auction property will ordinarily have an associated legal pack. This will likely include evidence of title and search results. Where you are dealing with leasehold property the auction papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You need to give this to the conveyancer instructed by you as soon as possible. Do make sure that that you have the requisite funding in order to complete on the date specified in the contract.
Can I be sure that the Kings Norton conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Kings Norton getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor carrying out your transaction.
Our offer on a detached house in Kings Norton has been agreed to, but there is a chain. The owners have placed an offer on a property, however it’s not yet agreed to, and are looking at other properties booked. I have selected a nearby conveyancing solicitor in Kings Norton. What do I do now? When do I get the mortgage application with Co-operative started?
It is normal to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is approx one thousand pounds, then valuation, Kings Norton conveyancing search fees, etc). First, you should ensure that your conveyancing practitioner is on the Co-operative approved list. As to the next steps this very much depends on the circumstances of your transaction, attraction to the property and on the state of the market. In a rising market many buyers would apply for a home loan with Co-operative and pay for the valuation and only if it comes back ok would they pay their conveyancing practitioner to proceed with the conveyancing in Kings Norton.
We are selling our property in Kings Norton and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any high street Kings Norton conveyancer would know this is not the case. For the life of me I don't know why the buyers are using an internet conveyancing practice as opposed to a conveyancing solicitor in Kings Norton. We have lived in Kings Norton for six years we know of no issue. Should we contact our local Authority to get clarification need.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I have todaydiscovered that Stirling Law have closed. They conducted my conveyancing in Kings Norton for a purchase of a leasehold flat 18 months ago. How can I check that the property is registered correctly in the name of the previous owner?
The easiest method to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Kings Norton conveyancing specialists.
I am buying a new build flat in Kings Norton. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Kings Norton
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Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
How does the Landlord & Tenant Act 1954 affect my commercial offices in Kings Norton and how can you help?
The particular law that you refer to gives protection to business lessees, giving them the legal entitlement to make a request to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in Kings Norton
I am a negotiator for a busy estate agent office in Kings Norton where we see a number of leasehold sales put at risk due to short leases. I have received conflicting advice from local Kings Norton conveyancing firms. Can you confirm whether the seller of a flat can commence the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I am the registered owner of a ground floor flat in Kings Norton, conveyancing formalities finalised August 1998. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Kings Norton with over 90 years remaining are worth £260,000. The ground rent is £45 yearly. The lease ceases on 21st October 2099
You have 74 years unexpired the likely cost is going to range between £8,600 and £9,800 as well as costs.
The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.