I hired a local solicitor for my conveyancing in Yardley today. Upon checking the Terms it is apparent thatwe are on the hook for costs even if the movefalls through. Would I be best advised to choose a web based firm who offer no move no charge conveyancing in Yardley?
Generally there is a compromise along the lines that if "No Sale No Fee" is available then the fee levels will generally be higher to neutralise those cases that do not proceed. Do bear in mind that such schemes generally do not protect you from disbursements such your Yardley conveyancing search fees.
I own a freehold house in Yardley but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in Yardley and has limited impact for conveyancing in Yardley but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.
My relative suggested that if I am buying in Yardley 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 usually quoted for as part of the standard Yardley conveyancing searches. It is not a small report of more than thirty pages, listing and setting out significant information about Yardley around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local 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 maps and statistics, Local Amenities and other useful information regarding Yardley.
I used Wolstenholmes several years ago for my conveyancing in Yardley. Now, I need the files but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Yardley of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing a new build house in Yardley with a loan from Barclays Direct. The builders refused to move on the price so I negotiated 6k of additionals instead. The house builders rep told me not inform my conveyancer about this deal as it may affect my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
As co-executor for the estate of my father I am disposing of a house in Cardiff but live in Yardley. My conveyancer (who is 235 kilometers awayrequires that I sign a stat dec ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Yardley who can witness and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are located in Yardley