I am purchasing a ground floor flat in West Bromwich. My property lawyer is not listed on the bank conveyancing list. Can I still appoint my West Bromwich conveyancing solicitor even though they are not on the mortgage company panel?
Your options include
- Carry on with your chosen West Bromwich lawyer but your mortgage company will no doubt instruct a conveyancing practitioner from their conveyancing panel. This will result in additional charges together with likely delay.
- Choose a fresh solicitor to act in the purchase, obviously checking they are on the lender conveyancing panel.
- Appeal to your conveyancer to attempt to join the bank panel
I am thinking of remortgaging my flat in West Bromwich, does my lawyer have to be on the Santander Solicitor panel?
There is nothing to stop you using your solicitor, but Santander will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
What can a local search reveal regarding the house my wife and I buying in West Bromwich?
West Bromwich conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations such as Onsearch The local search plays an important role in many a West Bromwich conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search will supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
Over the last few months I have been searching for a ground for flat up to £195,000 and found one near me in West Bromwich I like with open areas and railway links in the vicinity, however it's only got 52 remaining years left on the lease. I can't really find anything else in West Bromwich suitable, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a home loan the shortness of the lease will be a potential deal breaker. Discount the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this.
I’m about to sell my ground floor flat in West Bromwich. Conveyancing lawyers have not yet been instructed, however I have just had a yearly maintenance charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should discharge the service charge as normal given that all ground rent and maintenance payments will be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I inherited a split level flat in West Bromwich, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in West Bromwich with over 90 years remaining are worth £260,000. The ground rent is £45 yearly. The lease finishes on 21st October 2099
With 74 years left to run we estimate the premium for your lease extension to be between £8,600 and £9,800 plus professional fees.
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 tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.
How much experience do your West Bromwich conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
West Bromwich conveyancing lawyers help thousands of people move home every year and assisted plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique West Bromwich conveyancers have worked on recent similar cases.