Finally the sale completed on my house in Tamworth last August but our buyer keeps e-mailing daily to moan that her conveyancer needs to hear from mine. What should my lawyer have done following completion?
Post completion of your disposal your solicitor should deliver the transfer deeds and all of the paperwork to the purchaser's conveyancer. Depending on the transaction, your conveyancer must also evidence that the mortgage has been repaid to the purchasers lawyers. There are no post completion formalities specific conveyancing in Tamworth.
Do I need to attend the offices of the solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Tamworth so that I can attend their offices if required.
These days conveyancing panel lawyers for mortgage companies carry out their communications via the post, e-mail or over the phone. This means that they can undertake the conveyancing transaction regardless of where you live in the country. However you can see if you can still book an appointment to visit conveyancing lawyer if needed.
Me and my brother purchased a renovated Victorian property in Tamworth. Conveyancing practitioner acted for me and Birmingham Midshires. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Tamworth and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with the conveyancing solicitor who completed the work.
How does conveyancing in Tamworth differ for new build properties?
Most buyers of new build or newly converted property in Tamworth come to us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is completed. This is because builders in Tamworth tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Tamworth or who has acted in the same development.
Last December I purchased a leasehold property in Tamworth. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation 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. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure 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 inherited a garden flat in Tamworth, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Tamworth with a long lease are worth £181,000. The ground rent is £55 yearly. The lease terminates on 21st October 2076
With only 51 years unexpired we estimate the premium for your lease extension to be between £30,400 and £35,200 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive 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 should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.
What are the distinct advantages to selecting a high street solicitor in Tamworth
Plenty of house movers in Tamworth prefer a nearby high street solicitor so that they can pop into the lawyer’s offices in the event that they have problems, and to deliver paperwork rather than run the risk of relying on the Royal Mail.
There is a slight benefit in using a lawyer local to the property you are buying, due to the in-depth knowledge of the region and potential local issues - but this is moot. Many conveyancers are now via email and could be anywhere in the world.