I have given 2 months notice to my existing landlord and have to be out of my rented apartment in Walsall by 24/6/2025. Conveyancing on my purchase is underway. How realistic is it to complete in 5 weeks as don't want to have to find short term accommodation?
It is unwise to give notice for your lease unless you have exchanged. If you have not already done so, update to your conveyancer and request that they chase the other solicitors, try to get a realistic time scale from them that everyone will look towards
How up to date is your database of Walsall solicitors on the Yorkshire BS conveyancing panel? Do Yorkshire BS send you an updated list?
Walsall conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.
My lawyer has informed me that defective lease insurance is needed on my purchase. What is the level of cover for Walsall conveyancing?
The right level of defective lease indemnity insurance depends on your lender. It would differ for example between Halifax and Leeds Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
It is unclear whether my bank requires a lease extension. I have telephoned my Walsall bank branch on a couple of occasions and was advised it wasn't an issue and they will lend. My Walsall conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they will not lend in accordance with their published requirements. I have no idea who is right.
Provided that the conveyancing practitioner is on the lender panel, they must comply with the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I've digested plenty 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 Walsall solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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 Walsall 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.
How does conveyancing in Walsall differ for new build properties?
Most buyers of new build premises in Walsall come to us having been asked by the builder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Walsall tend to buy 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 conveyancing solicitors 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 Walsall or who has acted in the same development.
We are 14 days into a freehold purchase having been referred to solicitors by the local agent to do our conveyancing in Walsall. I am am extremely disappointed with the level of service. Could you help me find new solicitors?
A conveyancer would have to be really poor in order to consider changing them. Has your loan offer been generated? If so you must make them aware of the new conveyancer and ensure the offer are re-issued. Your new conveyancer needs to be on the lenders panel to avoid escalating expenses and complications. So that should be your first question of the new lawyers. The find a solicitor tool can assist you in finding a lender approved conveyancer for your home move in Walsall
What advice can you give us when it comes to choosing a Walsall conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a conveyancer for lease extension works (regardless if they are a Walsall conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with two or three firms including non Walsall conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:
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If they are not ALEP accredited then what is the reason? What are the legal fees for lease extension work?
Walsall Leasehold Conveyancing - Examples of Queries Prior to Purchasing
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Make sure you enquire if there are any onerous prohibitions in the lease. For instance some leases prohibit pets being allowed in certain buildings in Walsall. If you like the propertyin Walsall but your dog is not allowed to live with you then you will be presented with a hard compromise. Is there a share of the freehold?