My best friend’s sister is a solicitor. I anticipate that I can be offered mate’s pricing for conveyancing, but if not, what level of fees would I typically be looking at for conveyancing in Lichfield?
It’s prudent to get two or three conveyancing estimates. Do use our search tool on this site. The fees seem to contrast greatly but the service one can expect are distinct between conveyancers as is the case with the vast majority of professional services.
My conveyancer has informed me that lack of planning permission insurance is needed on my purchase. What is the level of cover for Lichfield conveyancing?
The right level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between Nationwide Building Society and Bank of Scotland. Conveyancing practitioners as opposed to members of the public take out such policies.
We are getting the release of further monies on our home loan from Skipton as we intend to carry out improvements to our house in Lichfield. Do we need to choose a local Lichfield solicitor on the Skipton conveyancing panel to deal with the paperwork?
Skipton would not normally instruct a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton panel.
I am selling my apartment. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being pedantic. The Lichfield solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I used Arc property Solicitors a few years past for my conveyancing in Lichfield. I now require my file however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Lichfield of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
What does commercial conveyancing in Lichfield cover?
Lichfield conveyancing for business premises covers a wide array of services, provided by qualified solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies 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 leases.
I am looking for a conveyancing solicitor in Lichfield for my home move. Is it possible to see a firm’s complaints history with the profession’s regulator?
One may review presented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find details Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA may monitor call for training reasons.
I am employed by a busy estate agent office in Lichfield where we see a number of leasehold sales put at risk as a result of leases having less than 80 years remaining. I have received conflicting advice from local Lichfield conveyancing solicitors. Please can you shed some light as to whether the owner of a flat can start 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. The benefit of this is that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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 purchased a garden flat in Lichfield, conveyancing was carried out in 1998. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Lichfield with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 per annum. The lease ends on 21st October 2101
With 75 years unexpired we estimate the premium for your lease extension to range between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.