Our lender has recommended solicitors on their panel based in Perton but I would rather use a conveyancing lawyer in Perton local to me. Can you assist?
It is by no means the case that all Perton conveyancing firms are on all banks conveyancing panel. Do make the most of our search tool to locate a Perton conveyancing solicitor on the on the bank panel.
Forgive me if this question is silly but I am new to the process as FTB of a ground floor flat in Perton. Do I receive the keys to the property on completion from my solicitor? If this is the case, I will find a local conveyancing solicitor in Perton?
On the day of completion you do not need to attend the conveyancers office in Perton. Conveyancing lawyers for you will transfer the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you will be able to collect the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.
I'm the only beneficiary of my late grandmother’s will with all property in now in my sole name, including the my former home in Perton. The Perton property was put into my name in June. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership will be considered the same way as if I'd bought the property in June. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this requirement chiefly exists to identify subsales or the quick reselling of properties.
I currently have a mortgage with Santander for my property in Perton. Conveyancing was finalised months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Santander?
Santander must be informed of your intention in advance of letting out your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. It should not be necessary to do this via a Santander conveyancing panel firm.
I am close to exchanging contracts on the sale of our property in Perton and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A high street Perton lawyer would know this is not the case. It does beg the question why the purchasers are using a nationwide conveyancing outfit rather than a conveyancing solicitor in Perton. Having lived in Perton for 5 years we know of no issue. Should we contact our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
The deeds to our home can not be found. The solicitors who dealt with the conveyancing in Perton 5 years ago have long since closed. What are my options?
In today’s world there are duplicates made of almost everything, and your conveyancer will be aware precisely where to locate all the suitable paperwork so you may purchase or dispose of your property without any difficulty. If duplicates can’t be located, your lawyer can arrange cover in the form of insurance or indemnities against future claims on the property.
How do I search for a Perton solicitor on the Platform Home Loans Ltd conveyancing panel? I have a car and am happy to travel upto 25kilometers to meet the solicitor.
Feel free to make use of the tool on this page. Please select a mortgage company and your location and you will see a number of Perton conveyancing lawyers based on proximity. We have listed some Perton conveyancing firms towards the end of this page and you can ring them to see if they are on the Platform Home Loans Ltd approved list
Last March I purchased a leasehold property in Perton. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a leasehold flat in Perton, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Similar flats in Perton with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ceases on 21st October 2100
With just 75 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns 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 placing reliance on this information before seeking the advice of a professional.