Are all Alvechurch Conveyancing Quality Solicitors on the Kent Reliance conveyancing list of approved solicitors?

Some major banks and building societies now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.

We are getting the release of further monies on our mortgage from HSBC as we want to conduct renovations to our home in Alvechurch. Are we obliged to select a nearby Alvechurch solicitor on the HSBC conveyancing panel to handle the paperwork?

HSBC do not ordinarily appoint a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC conveyancing panel.

I can not work out if my mortgage offer requires a lease extension. I have telephoned my Alvechurch building society branch on a couple of occasions and was told they are content with the situation and they would lend. My Alvechurch conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they would not lend in accordance with their published requirements. Who do I believe?

Your conveyancer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender 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.

Just bought a semi-detached house in Alvechurch , What is the estimated time for the Land Registry to register the transfer to my name? My Alvechurch conveyancing solicitor has been very slow, so I want to check the registration is addressed.

There is nothing unique when it comes to conveyancing in Alvechurch registration formalities. As opposed to being determined by geographic area, timeframes can vary according to the party submitting the application, whether it is in order and if the Land registry have to notify any interested persons or bodies. At present roughly 80% of submission are completed in less than three weeks but some can be subject to longer delays. Registration takes place once the new owner has moved in to the premises thus 'speed' is not usually primary concern yet where it is urgent that the the registration takes place urgently then you or your solicitor could contact the land registry and explain the circumstances.

How does conveyancing in Alvechurch differ for new build properties?

Most buyers of new build premises in Alvechurch approach us having been asked by the seller to sign contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Alvechurch usually purchase 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 Alvechurch or who has acted in the same development.

My business partner and I are planning to take an assignment of a lease of an office on the high street. Can you recommend lawyers offering no-move-no charges for commercial conveyancing in Alvechurch for under 1500k?

We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Alvechurch, including the disposal and acquisition of businesses as well as simply property. If you are looking to acquire or dispose of a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right firm. Regarding the charges this will depend on the structure and terms of the proposed transaction. Let us have your details or phone so as to enable us to provide you with comprehensive commercial conveyancing quote.

I've recently bought a leasehold house in Alvechurch. Do I have any liability for service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Alvechurch Leasehold Conveyancing - A selection of Questions you should ask Prior to buying

This question is useful as a) areas may result in problems in the block as the common areas may begin to deteriorate if services remain unpaid b) if the leaseholders have an issue with the managing agents you will want to have complete disclosure The prefered form of lease structure is a share of the freehold. In this scenario the leaseholders benefit from control and even though a managing agent is frequently employed if it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. It is important to be aware if redecorating or some other significant cost is due in the foreseeable future that will be shared between the tenants and could well dramatically impact the level of the maintenance fees or require a one off payment.