My best friend’s dad is a conveyancer. I anticipate that I will receive friends and family rates for conveyancing, However if that does not come materialise, what kind of fees should I be paying for conveyancing in The Hale?
You should compare pricing. Make use of our comparison tool on this page. The amounts will contrast greatly but service levels do differ between conveyancers as is true with the vast majority of professional services.
My colleague suggested that where I am buying in The Hale I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually included in the estimate for your The Hale conveyancing searches. It is a large report of more than thirty pages, listing and detailing significant information about The Hale around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the The Hale Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful information concerning The Hale.
I bought my home on 1 September and my personal details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in The Hale expressed confidence that it would be registered in less than a month. Are properties in The Hale uniquely lengthy to register?
As far as conveyancing in The Hale is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can differ according to who lodges the application, whether it is in order and whether the Land registry communicate with any interested parties. At present approximately three quarters of such applications are completed in less than three weeks but some can be subject to protracted delays. Registration is effected after the new owner has moved in to the premises therefore an expedited registration is not always primary concern yet if there is a degree of urgency associated with the registration then you or your conveyancer can contact the land registry and explain the circumstances.
Over the last few months I have been searching for a flat up to £195,000 and identified one round the corner in The Hale I like with a park and station in the vicinity, however it only has 61 years on the lease. There is not much else in The Hale in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a home loan the shortness of the lease will likely be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
Do you have any advice for leasehold conveyancing in The Hale with the aim of saving time on the sale process?
- Much of the delay in leasehold conveyancing in The Hale can be bypassed if you instruct lawyers as soon as you market your property and request that they start to put together the leasehold information which will be required by the purchasers’ representatives. Some The Hale leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. You believe that you know the number of years remaining on your lease but it would be wise to verify this by asking your lawyers. A purchaser's conveyancer will be unlikely to recommend their client to to exchange contracts if the lease term is under 80 years. In the circumstances it is important at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. If there is a history of conflict with your landlord or managing agents it is very important that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be warry about purchasing a flat where a dispute is unresolved. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is clearly preferable to reveal the dispute as historic as opposed to ongoing.
I am the registered owner of a two-bedroom flat in The Hale. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount payable for the purchase of the freehold?
Most definitely. We can put you in touch with a The Hale conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a The Hale residence is 20 Orchard Court Stonegrove in June 2009. The tribunal decided that a premium of £11,040 should be payable for the new lease This case affected 1 flat. The number of years remaining on the existing lease(s) was 71.55 years.
My friend mentioned that before choosing a conveyancing lawyer they need approved by your bank. I am novice purchaser but I have an AIP with Halifax and I already have a local conveyancing lawyer in The Hale on standby. Can Birmingham Midhshires require an approved solicitor to be used? Does a list of panel conveyancers even exist for my conveyancing in The Hale?
You need to use a solicitor that is on the Birmingham Midhshires panel. The simplest thing to do is ring your chosen The Hale conveyancing lawyer to check if they are on the Birmingham Midhshires panel. If they are not approved you have a couple of alternatives available to you here:
- Proceed with your preferred The Hale property lawyer but Birmingham Midhshires will no doubt appoint a property lawyer from their approved list. This will result in additional cost together with potential delay.
- Appoint a fresh solicitor to act in the purchase, making sure they are on the Birmingham Midhshires conveyancing panel.
- Convince your conveyancing practitioner to do everything within their powers to join the Birmingham Midhshires conveyancing panel.