Can you suggest a Birmingham Midshires allowed Palmers Green conveyancing firm finish our home move within a very limited time frame? Would it be better to use a local Palmers Green firm or a national comparison site?
We can recommend some very good Palmers Green conveyancing firms. You can also walk up the high street in Palmers Green. Approach a couple of firms and ask to see a conveyancing solicitor for a quote. Discuss your expectations together with your reasons and get a commitment on speed. Select the one that appears most efficient.
I am the registered owner of a freehold house in Palmers Green yet pay rent, why is this and what is this?
It is rare for properties in Palmers Green and has limited impact for conveyancing in Palmers Green but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
We are getting a further advance on our mortgage from Co-operative as we wish to conduct improvements to our property in Palmers Green. Do we need to appoint a local Palmers Green solicitor on the Co-operative conveyancing panel to handle the legals?
Co-operative don't usually appoint firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative panel.
I have decided to exercise my right to buy my property in Palmers Green off the council. I have a mortgage offer with Lloyds. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
I am selling my apartment. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Coventry BS are being problematic. The Palmers Green solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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.
How does conveyancing in Palmers Green differ for newly converted properties?
Most buyers of new build or newly converted property in Palmers Green contact us having been asked by the builder to sign contracts and commit to the purchase even before the premises is completed. This is because house builders in Palmers Green tend to buy 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 property lawyers 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 Palmers Green or who has acted in the same development.
In what way does the Landlord & Tenant Act 1954 affect my commercial property in Palmers Green and how can your lawyers assist?
The 1954 Act affords a safeguard to business leaseholders, granting the dueness to make a request to court for a new tenancy and remain in occupation at the end of the lease term. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Palmers Green
My cousin has recommend that I appoint his lawyers for conveyancing in Palmers Green. Should I use them?
No doubt it’s preferable to select a conveyancing lawyer is to seek guidance from friends or family who have used the solicitor that you are considering.