We wanted to use a conveyancing solicitor in Valley for our house move. Our broker informed us that our bank Birmingham Midshires won't deal with them. Surely this is unduly restrictive?
A lender can direct that a panel solicitor act for it. Borrowers are expected to bear the charges for this. Try using our search facility to select a solicitor to carry conveyancing in Valley on the Birmingham Midshires conveyancing panel.
A relative advised me that if I am purchasing in Valley I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Valley conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Valley around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Valley Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Valley Education with maps and statistics, Local Amenities and other useful data regarding Valley.
The estate agent has sent us the confirmation of our purchase of a new build flat in Valley. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Valley
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please confirm the Lease plans are architect prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what should have been a simple, chain free conveyancing. Valley is where the house is located. Can you shed any light on this issue?
Flying freeholds in Valley are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Valley you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Valley may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am looking into buying my first house which is in Valley and I am already nervous. I couldn't find anything specific about Valley. Conveyancing will be needed in due course but do you know about the Valley area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Valley. In the meantime here are some basic statistics that we found
Am I better off to use a Valley conveyancing solicitor in close proximity to the house I am buying? We have a good friend who can execute the conveyancing but they are based a couple of hundredkilometers away.
The benefit of a high street Valley conveyancing practice is that you can attend the office to sign documents, deliver your ID and pester them if necessary. They will also have local insight which is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and on the whole were happy that should trump using an unknown Valley conveyancing lawyer just because they are based in the area.