Do I have to visit the offices of the solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Sutton Coldfield so that I can attend their offices when needed.
Nowadays conveyancing panel lawyers for banks conduct their communications through Royal Mail, internet or over phone calls. This means that they can undertake the legal work for your home move regardless of where you live in the country. That being said you should see if you have the option of visiting the offices of your conveyancing lawyer if you prefer.
What is your number one tip for finding a conveyancing solicitor in Sutton Coldfield
It would be unwise to be seduced by the cheapest Sutton Coldfield conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
My stepmother pointed out to me me that in buying a property in Sutton Coldfield there could be a number of restrictions limiting what one can do in terms of external changes to the property. Is this right?
We are aware of a number of properties in Sutton Coldfield which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Sutton Coldfield should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am selling my flat. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being problematic. The Sutton Coldfield solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
4 months have gone by following my purchase conveyancing in Sutton Coldfield concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm buying a new build house in Sutton Coldfield with a loan from Coventry Building Society. The sellers refused to reduce the amount so I negotiated 6k of additionals instead. The sale representative told me not disclose to my lawyer about the side-deal as it could affect my loan with the lender. Is this normal?.
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.
Given that I am about to part with 450k on a terraced house in Sutton Coldfield I would like to talk to a conveyancer regarding thetransaction in advance of instructing the firm. Can this be arranged?
Absolutely - we would be happy to talk to you we do not take any clients on without you liaising with the solicitor who will be doing your property ownership legalities in Sutton Coldfield.There is no ‘factory style conveyancing’ - each client is an important person, not a file number. The solicitors that we put you in touch with believe that the fees you are quoted for residential conveyancing in Sutton Coldfield should be the amount on the final invoice that you are charged.
I've recently bought a leasehold house in Sutton Coldfield. Do I have any liability for service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I own a split level flat in Sutton Coldfield, conveyancing was carried out in 2007. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Sutton Coldfield with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 per annum. The lease ends on 21st October 2089
With only 64 years unexpired we estimate the premium for your lease extension to span between £14,300 and £16,400 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed due diligence. 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. Please do not move forward placing reliance on this information without first seeking the advice of a professional.