I am in the process of refinancing my home in Mossley Hill, does my lawyer need to be on the Coventry BS Solicitor panel?
In theory, you could use a solicitor that is not on the Coventry BS conveyancing panel, but Coventry BS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
My wife and I own a 4 bedroom Victorian house in Mossley Hill. Conveyancing solicitor acted for me and Bank of Ireland. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the matching property. Is it worth asking Bank of Ireland 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Mossley Hill and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing practitioner who conducted the conveyancing.
How does conveyancing in Mossley Hill differ for new build properties?
Most buyers of new build residence in Mossley Hill approach us having been asked by the developer to sign contracts and commit to the purchase even before the house is constructed. This is because house builders in Mossley Hill tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Mossley Hill or who has acted in the same development.
I have been advised by numerous estate agents in Mossley Hill to choose a property lawyer using your seach tool. What’s the financial inducement for Estate Agents to recommend your site over and above alternative conveyancing organisations?
We refuse to offer any commission for pointing buyers and sellers in our direction. We thought it would be too underhand a fee because a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
I own a leasehold house in Mossley Hill. Conveyancing and Barclays Direct mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1996. The conveyancing solicitor in Mossley Hill who acted for me is not around. Any advice?
First contact HMLR to make sure that the individual purporting to own the freehold is indeed the new freeholder. You do not need to instruct a Mossley Hill conveyancing firm to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I bought a ground floor flat in Mossley Hill, conveyancing was carried out in 2005. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Mossley Hill with an extended lease are worth £202,000. The ground rent is £60 charged once a year. The lease terminates on 21st October 2083
With only 57 years unexpired the likely cost is going to span between £28,500 and £33,000 as well as legals.
The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.
My wife and I have chosen a Mossley Hill conveyancing solicitor for our house purchase (FTB’s) and have picked up in the engagement letter that they are not covered by the Financial Conduct Authority. Should I be concerned or is that the norm with lawyer?
We can't see why they should be. Most conveyancer don't lend money. You should check that they are regulated by the Solicitors Regulation Authority, who dictate strict obligations regulating amounts sitting by them.