My home in Ladywood is up for sale and I have a purchaser. Does my solicitor need to be required to be on the RBS conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the RBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently currently.
A friend advised me that where I am purchasing in Ladywood I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally included in the estimate for your Ladywood conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about Ladywood around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Ladywood Education with maps and statistics, Local Amenities and other useful information about Ladywood.
I have a semi-detached Edwardian property in Ladywood. Conveyancing practitioner acted for me and Santander. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the exact same property. Is it worth asking Santander to clarify?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ladywood and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing solicitor who conducted the conveyancing.
What does commercial conveyancing in Ladywood cover?
Non domestic conveyancing in Ladywood incorporates a broad range of advice, provided by qualified solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
There are only Seventy years remaining on my lease in Ladywood. I am keen to get lease extension but my freeholder is missing. What options are available to me?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you have done all that could be expected to find the landlord. On the whole an enquiry agent may be helpful to carry out a search and prepare an expert document which can be used as evidence that the landlord can not be located. It is wise to seek advice from a property lawyer both on devolving into the landlord’s absence and the vesting order request to the County Court covering Ladywood.
I own a studio flat in Ladywood, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Corresponding properties in Ladywood with an extended lease are worth £206,000. The ground rent is £45 yearly. The lease expires on 21st October 2091
You have 66 years left to run we estimate the price of your lease extension to range between £11,400 and £13,200 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.
Me and my wife have recently had an offer accepted on a property and had an appointment on Tuesday with HSBC for the mortgage. They advised us that when it comes to appointing a conveyancer that unless they are on their approved panel of solicitors then we will incur an additional charge of about two hundred pounds. This is is due to the fact that they would then have to instruct a conveyancer to act for them in addition to the one we select on our behalf and we are liable for their costs. I have requested HSBC to supply me with a list so I can seek estimates only from their approved solicitors but was told they dont have such a list to hand over. Is there a list online?
You should ask HSBC what their criteria for joining their panel is for a solicitor.Thereafter ask the property lawyer of your choice whether they fit that criteria and have they acted on loans for HSBC in the past. If the answer to those is yes, then just double check with HSBC. Alternatively please use our search tool and we should be able to locate a conveyancing practitioner in Ladywood on the panel for HSBC.