I am buying a flat and require a conveyancing solicitor in Kinver who is on the Virgin Money conveyancing. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Virgin Money in certain locations such as Kinver. We dont recommend any particular firm.
I just acquired a flat at auction in Kinver. Conveyancing is required. What happens now?
Now that you are to in every practical sense signed on the dotted line you will need to hire the services of a conveyancing solicitor quickly as you now have a pending a fixed date to complete the purchase. An auction property should have a corresponding auction pack. This should include evidence of title and search results. Where you are dealing with leasehold property the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You must hand this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that that you have the requisite funding organised to complete the transaction on the set completion date.
Intending to buy a house in Kinver. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Kinver solicitor is on the Yorkshire BS conveyancing panel.
After what feels like an age I have had an offer on an apartment in Kinver agreed to, but there is a chain. The vendors have offered on on an apartment, but it’s not yet agreed to, and have viewings of other apartments booked. I have instructed a bricks and mortar conveyancing solicitor in Kinver. What should be my next step? At what point should I apply for the mortgage with Aldermore?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then survey, Kinver conveyancing search fees, etc). First, you must check that your conveyancing practitioner is on the Aldermore approved list. As to the subsequent steps this very much depends on the specifics of your transaction, attraction to the property and on the state of the market. During a hot market many home buyers will apply for the mortgage with Aldermore and pay for the valuation and only if it was satisfactory would they ask their lawyer to proceed with searches.
We are intent on selling our house in Kinver and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Kinver conveyancer would know this is not the case. It does beg the question why the buyers used a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Kinver. Having lived in Kinver for 5 years we know of no issue. Do we contact our local Authority to obtain confirmation need.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You must 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 health insurance to cover that same illness)
Is it best to use a Kinver conveyancing practitioner based in the area that I am buying? An old friend can conduct the legal formalities but his firm is located approximately 350kilometers away.
The benefit of a local Kinver conveyancing firm is that you can visit the firm to execute paperwork, present your identification documents and pester them if necessary. Having local Kinver know how is a bonus. However it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and they were impressed that must outweigh using an unfamiliar Kinver conveyancing solicitor just because they are Kinver based.
Last December I purchased a leasehold house in Kinver. Do I have any liability for service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous lessee 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 be sure 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).
I am the registered owner of a ground floor flat in Kinver, conveyancing formalities finalised November 1996. Can you work out an approximate cost of a lease extension? Corresponding properties in Kinver with an extended lease are worth £227,000. The ground rent is £50 levied per year. The lease finishes on 21st October 2097
With just 72 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.
A conveyancing firm dealt with my conveyancing in Kinver half a dozen years past having archived my registration certificates but has since been shut down – What steps do I now take to get hold of these?
Deeds, as such, no longer exist as most homes in Kinver are registered digitally at Land Registry. If you need to prove ownership or are selling or refinancing your solicitor should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.