I am assisting my step-mother sell her property in Ladywood. Does the solicitor order the energy performance certificate or should I organise this?
After the demise of HIPs, EPC’s became a compulsory element of moving house. An energy assessment needs to be to hand prior to the property being advertised. It is not as aspect of the sale process that conveyancers normally arrange. Where you are instructing a Ladywood conveyancing solicitor they may be willing to arrange energy assessments given their contacts with long established local assessors
How can we know in advance if a Ladywood conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Ladywood seeking recommendations is a sensible start. 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 advertising the lowest fees. We would always advise that you speak with the solicitor carrying out your conveyancing.
I recently had an offer agreed on an apartment in Ladywood. My financial adviser recommended their conveyancers. I paid an upfront payment of £150. Shortly after, the property lawyer called me embarrassingly acknowledging that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Do commercial conveyancing searches reveal proposed roadworks that may affect a commercial property in Ladywood?
Many commercial conveyancing solicitors in Ladywood will perform a SiteSolutions Highways report as it reduces the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Ladywood. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ladywood.
For each commercial conveyancing transaction in Ladywood it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Ladywood commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Ladywood.
I have justdiscovered that Stirling Law have closed. They carried out my conveyancing in Ladywood for a purchase of a leasehold apartment 9 months ago. How can I be sure that my home is in my name in the name of the previous owner?
The easiest way to check if the premises is in your name, 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 Ladywood conveyancing specialists.
I decided to have a survey done on a house in Ladywood prior to retaining conveyancers. I have been told that there is a flying freehold element to the property. My surveyor advised that some mortgage companies tend refuse to issue a mortgage on a flying freehold home.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. If you call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ladywood. Conveyancing will be smoother if you use a solicitor in Ladywood especially if they are accustomed to such properties in Ladywood.
I wish to rent out my leasehold apartment in Ladywood. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?
Your lease governs the relationship between the freeholder and you the flat owner; specifically, it will indicate if subletting is prohibited, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Ladywood do not prevent an absolute prevention of subletting – such a provision would undoubtedly devalue the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.
I invested in buying a 1st floor flat in Ladywood, conveyancing having been completed November 2000. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Ladywood with over 90 years remaining are worth £175,000. The ground rent is £65 invoiced annually. The lease expires on 21st October 2083
With just 58 years remaining on your lease the likely cost is going to span between £21,900 and £25,200 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.
How does one as executor remove a deceased person's details from the title deeds for a house in Ladywood?
Where a Ladywood property is jointly owned and one of the owners passes away, the name will not automatically be removed from the title deeds. It is not necessary to amend the title as in the event of a disposal you would simply be required to supply proof why the co proprietor is missing from the contract, such as a grant of probate.
With a view to making the sale conveyancing more straight forward for the sale of the property you can apply to have the deceased person erased from the title by applying to HM Land Registry with proof of the death. There is no land registry fee payable.