I am hoping to receive a mortgage with Lloyds. My intention is to employ the services of a Licensed Conveyancer in Small Heath. Does the Lloyds Conveyancing panel include conveyancers regulated by the CLC?
The Lloyds approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I am the registered owner of a freehold property in Small Heath but still pay rent, why is this and what is this?
It’s unusual for properties in Small Heath and has limited impact for conveyancing in Small Heath 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 hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.
We're in Small Heath, First timers buying with a mortgage (lender is RBS , and our solicitor is on the RBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the RBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
How difficult is it to change solicitor as I have to instruct one who is on the Leeds Building Society conveyancing panel. I hired a family conveyancing solicitor in Small Heath round the corner but the firm is not approved by Leeds Building Society
It would be our pleasure to assist you select a conveyancing solicitor in Small Heath on the Leeds Building Society panel. Please note that the conveyancers that we list do not pay us fee if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in Small Heath. In making use of search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Small Heath.
Frank (my husband) and I may need to let out our Small Heath basement flat temporarily due to taking a sabbatical. We used a Small Heath conveyancing practice in 2002 but they have closed and we did not have the foresight to seek any advice as to whether the lease allows us to sublet. How do we find out?
Some leases for properties in Small Heath do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot 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 consent.
I bought a leasehold flat in Small Heath, conveyancing having been completed January 1996. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Small Heath with a long lease are worth £190,000. The ground rent is £65 yearly. The lease comes to an end on 21st October 2086
With 61 years unexpired we estimate the premium for your lease extension to be between £18,100 and £20,800 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. 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 clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.
Why do I have to provide my conveyancer with a list of items of ID before they can proceed with selling or purchasing a property in Small Heath?
Small Heath conveyancers are required by the Law Society, SRA, HM Land Registry and current Money Laundering legislation to certify that the have verified the identity of their clients. It will also be a condition of your mortgage offer. In addition they have to complete various forms, particularly those relating to Land Tax and need to have information such as your full names, national insurance number and date of birth.