How do I discover of the solicitor handling my conveyancing in Sutton Coldfield is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for The Mortgage Works thus paying £192.00 in supplemental legal fees.
Feel free to take advantage of the find a conveyancing panel solicitor tool on this page. Pick the mortgage company and type ‘Sutton Coldfield’ or your preferred area and you will see numerous conveyancers offices in Sutton Coldfield or nearest you.
I am assisting my step-mother sell her property in Sutton Coldfield. Will the solicitor commission the EPC or it is for the seller to coordinate?
Following the demise of Home Packs, energy assessments remained a mandatory component of selling a property. An energy performance certificate needs to be commissioned prior to the property being advertised. It is not as aspect of the sale process that conveyancers ordinarily arrange. Where you are instructing a Sutton Coldfield conveyancing solicitor they might be able to arrange EPC’s given their contacts with long established Sutton Coldfield providers
I have decided to exercise my right to buy my property in Sutton Coldfield off the council. I have a mortgage offer with HSBC. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Sutton Coldfield solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland 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 Sutton Coldfield 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.
We are close to exchanging contracts on the sale of our property in Sutton Coldfield and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any high street Sutton Coldfield conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a web based conveyancing practice as opposed to a conveyancing solicitor in Sutton Coldfield. Having lived in Sutton Coldfield for many years we know of no issue. Should we get in touch with our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Despite weeks of looking the Title Certificate and documents to our property are lost. The lawyers who did the conveyancing in Sutton Coldfield 10 years ago have long since closed. Will I be able to sell the house?
These day there are duplicates made of almost everything, and your solicitor should be aware precisely where to locate all the relevant documentation so you can purchase or dispose of your property without a hitch. Where copies can’t be found, your lawyer may be able to put in place insurance or indemnities against possible claims on your property.
I am looking for a flat up to £245,000 and identified one round the corner in Sutton Coldfield I like with amenity areas and railway links in the vicinity, however it's only got 51 years unexpired on the lease. I can't really find anything else in Sutton Coldfield in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a home loan that many years will be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.
All being well we will complete the sale of our £200,000 flat in Sutton Coldfield next Wednesday. The freeholder has quoted £348 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Sutton Coldfield?
For the majority of leasehold sales in Sutton Coldfield conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Answering pre-exchange enquiries
Where consent is required before sale in Sutton Coldfield
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Sutton Coldfield Leasehold Conveyancing - A selection of Queries before Purchasing
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It would be sensible to find out as much as you can concerning the managing agents as they will affect your use and enjoyment of the property. As the owner of a leasehold property you will be in the clutches of the managing agents from a financial perspective and when it comes to daily issues such as the tidiness of the communal areas. Don't be afraid to ask prospective neighbours if they are happy with their service. On a final note, find out the dates that the maintenance fees are due to the managing agents and specifically what you get for your money. The answer will be useful as a) areas may result in problems in the block as the communal areas may begin to deteriorate if services are not paid for b) if the tenants have a dispute with the managing agents you will want to have full disclosure Best to be warned if window replacement or some other significant cost is due in the near future that will be shared amongst the leaseholders and will dramatically impact the level of the maintenance fees or necessitate a one time invoice.