My fiance and I are looking to purchase a flat in Redditch and are in fact using a Redditch conveyancing firm. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with a view to exchanging next week. Barnsley Building Society have this afternoon contacted us to inform me that there is now an issue as our Redditch conveyancer is not on their conveyancing panel. Is this a problem?
When purchasing a property with mortgage finance it is standard for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Redditch lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
Would the conveyancing lawyers identified via your search tool carry out auction conveyancing in Redditch?
There are a number of auction lawyers we can connect you with those who can conduct auction conveyancing. Redditch is just one of hundreds of locations where our lawyers have offices.
Can your site be used to locate a Conveyancing solicitor in Redditch even if I’m not buying or disposing of a house, for example where I wish to acquire a shop in Redditch with a loan from Skipton Building Society?
Our comparison service is predominantly there to help choose domestic conveyancing solicitors in Redditch but we have set out towards the bottom of this page a few Redditch commercial conveyancing firms. You will need to speak with the firm directly to establish if they are also authorised to represent Skipton Building Society
What happens if my lawyer’s firm is suspended from the HSBC Conveyancing panel ahead of completing my conveyancing in Redditch?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
How does the Landlord & Tenant Act 1954 impact my commercial property in Redditch and how can you help?
The 1954 Act affords a safeguard to commercial leaseholders, granting the right to apply to court for a renewal tenancy and continue in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Redditch is one of our numerous areas of the UK in which our lawyers are based
My wife and I may need to rent out our Redditch garden flat temporarily due to taking a sabbatical. We used a Redditch conveyancing firm in 2002 but they have closed and we did not think at the time get any guidance as to whether the lease allows us to sublet. How do we find out?
A small minority of properties in Redditch do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I inherited a 2 bed flat in Redditch, conveyancing was carried out 6 years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Redditch with an extended lease are worth £171,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ends on 21st October 2105
With just 79 years remaining on your lease we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should 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.