Why would one use a Redditch conveyancing company given that web based conveyancers are less expensive?
To take your time to find contrast conveyancing costs in Redditch and you should seek an affordable estimate but don’t expend your energy scouring the internet for the cheapest Redditch conveyancer. Finding the right conveyancer can be the distinction between a smooth and a distressing house move. It is important that you ensure that you have expert advice from a specialist conveyancer. An e-mail can never be as helpful as a telephone call and can never replicate a one to one meeting. The firms that we work with will appoint you a qualified and experienced conveyancing solicitor who can deal with your conveyancing from from the outset to completion, giving the sort of personalised service that you will never get with an online conveyancer. Our lawyers will inform you on any developments making sure that you are regularly updated. If you ever need to phone the office you will be sure who to ask for and they will ensure you're not left wondering what's going on.
I am the registered owner of a freehold house in Redditch but nevertheless charged rent, why is this and what is this?
It’s unusual for properties in Redditch and has limited impact for conveyancing in Redditch 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 date back many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
My father informed me that in buying a property in Redditch there could be a number of restrictions prohibiting external alterations to the property. Is this right?
There are a number of properties in Redditch which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Redditch should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Redditch solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Redditch surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have finally had an offer on a flat in Redditch accepted, but there is a chain. The owners have put an offer on on an apartment, however it’s not been accepted yet, and are looking at other apartments in the pipeline. I have instructed a local conveyancing solicitor in Redditch. What should be my next step? At what point should I apply for the mortgage with Skipton?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then survey, Redditch conveyancing search fees, etc). The first course of action is to check that your conveyancing practitioner is on the Skipton conveyancing panel. As to the subsequent phase this very much dictated by the specifics of your transaction, desire for this property and on the state of the market. In a buoyant market some home buyers would apply for a home loan with Skipton and arrange for the valuation and only if it was satisfactory would they ask their lawyer to press on with searches.
How does conveyancing in Redditch differ for new build properties?
Most buyers of new build or newly converted property in Redditch approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is constructed. This is because house builders in Redditch tend to purchase the land, 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 conveyancers 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 Redditch or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a house in Redditch ahead of retaining conveyancers. I have been advised that there is a flying freehold element to the property. Our surveyor advised that some banks will refuse to grant a loan on such a property.
It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. If you call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Redditch. Conveyancing will be smoother if you use a solicitor in Redditch especially if they are acquainted with such properties in Redditch.
My husband and I are novice buyers - had an offer accepted, yet the agent has warned us that the owners will only issue a contract if we appoint their chosen conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a high street solicitor accustomed to conveyancing in Redditch
We suspect that the seller is unaware of this demand. Should the vendor desire ‘a quick sale', taking such a hostile approach to a serious purchaser is counter productive. Bypass the agents and go straight to the owners and explain that (a)you are genuine buyers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you wish to move quickly (e)however you are going to use your preferred Redditch conveyancing lawyers - rather thanthe ones that will provide their estate agent a referral fee or achieve conveyancing thresholds pre-set by senior management.