I have given 8 weeks notice to my existing landlord and have to vacate my rented apartment in Stourbridge by the end of next month. Conveyancing for my house purchase is progressing. Can I complete in 5 weeks as don't want to have to move into temporary accommodation?
The normal practice is not to serve notice for your letting unless exchange of contracts has taken place. If you have not previously done so, speak to your lawyer and request that they chase the other solicitors, try to get a realistic time scale from them that everyone will aim towards
We are buying a end of terrace house in Stourbridge. Our aim is to an extension at the rear at the house.Will legal work on the property include checks to see if these alterations are prohibited?
Your conveyancer will review the deeds as conveyancing in Stourbridge can sometimes identify restrictions in the title documents which prohibit categories of works or necessitated the consent of another owner. Certain works require local authority planning permissions and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
I am being told by my solicitor that lack of planning permission insurance is necessary on my purchase. What is the level of cover for Stourbridge conveyancing?
The right level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between Lloyds TSB Bank and Skipton Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
Can I be sure that the Stourbridge conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Stourbridge seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer conducting your transaction.
Various internet forums that I have visited warn that are the main reason for obstruction in Stourbridge conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not feature within the common causes of delays in the conveyancing process. Searches are unlikely to be the root cause of delay in conveyancing in Stourbridge.
Are there restrictive covenants that are commonly identified during conveyancing in Stourbridge?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Stourbridge. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying my first flat in Stourbridge with a loan from Bank of Scotland. The developers refused to budge the price so I negotiated five thousand pounds worth of extras instead. The estate agent told me not disclose to my conveyancer about the side-deal as it would jeopardize my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In what way does the Landlord & Tenant Act 1954 affect my commercial property in Stourbridge and how can your lawyers assist?
The 1954 Act gives protection to commercial lessees, giving them the legal entitlement to make a request to court for a continuation of occupancy when the lease reaches an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Stourbridge