We are about to exchange contracts for a property in Small Heath. We have hit a problem. Our loan offer with Platform Home Loans Ltd expires on 5/6/2025 but the vendors are suggesting a completion date of 9/6/2025. Can one extend the mortgage expiry date?
The person best placed to deal with your question is your conveyancer who will hopefully calculate if he or she is better off negotiating with the mortgage broker, owner’s representatives, property agents or indeed all parties taking into account the history of your conveyancing to date.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The lawyers who dealt with the conveyancing in Small Heath 4 years ago have long since closed. Will I be able to sell the house?
These day there are copies made of almost everything, and your lawyer will be aware exactly where to find all the suitable documentation so you may purchase or sell your property without a hitch. Where copies can’t be located, your lawyer can arrange cover in the form of insurance or indemnities against possible claims on the property.
The estate agent has sent us the confirmation of our purchase of a new build flat in Small Heath. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Small Heath
-
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision.
In sourcing the web for the phrase on line conveyancing in Small Heath it shows results of many property lawyerslocally. With so much choice what is the best way to find the suitable conveyancing solicitor for purchase transaction?
The preferential method of finding the right conveyancer is via personal referral, so enquire of colleagues and those you trust who have bought a property in Small Heath or the respected estate agent or financial adviser. Costs for conveyancing in Small Heath differ, so it's advisable to request at least four quotes from different solicitors. Make sure that you clarify that the costs are guaranteed not to rise.
Helen (my wife) and I may need to let out our Small Heath basement flat for a while due to a career opportunity. We instructed a Small Heath conveyancing firm in 2002 but they have since shut and we did not have the foresight to seek any advice as to whether the lease permits subletting. How do we find out?
The lease dictates the relationship between the landlord and you the flat owner; specifically, it will set out if subletting is prohibited, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Small Heath do not contain an absolute prevention of subletting – such a provision would adversely affect the market value the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.
I am the registered owner of a 2 bed flat in Small Heath, conveyancing having been completed in 2007. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Small Heath with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 per annum. The lease comes to an end on 21st October 2095
With 70 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.
My fiance and I today become aware that one of the partners of the law firm undertaking the purchase conveyancing in Small Heath is is the sister of the vendor. Is this permitted?
As long as there is no conflict of interest this is allowable. If you are needing a mortgage then the mortgage company may have a say as many lenders have specific requirements on this. For example for HSBC as of 5/4/2025, the requirements read as follows :