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Find a Acocks Green Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Acocks Green? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Acocks Green transaction at risk of delay or failure.

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Recently asked questions about conveyancing in Acocks Green

Can you clarify what the consequences are if my solicitor is removed from the HSBC Solicitor panel ahead of completing my conveyancing in Acocks Green?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

Is it the case that all Acocks Green solicitors on the Coventry BS conveyancing panel are regulated by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Coventry BS conveyancing panel they would need to be regulated by the SRA. Some mortgage companies do list licenced conveyancers on their panel and in that case the practice would be regulated by the CLC.

I am currently in the process of buying my council flat in Acocks Green. I have a mortgage agreed with Coventry BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.

Intending to buy a flat in Acocks Green. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Acocks Green conveyancer is on the TSB conveyancing panel.

Should our lawyer be raising enquiries regarding flooding as part of the conveyancing in Acocks Green.

Flooding is a growing risk for lawyers conducting conveyancing in Acocks Green. There are those who purchase a property in Acocks Green, completely aware that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Lawyers are not qualified to offer advice on flood risk, but there are a various checks that may be undertaken by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Acocks Green. The conventional set of completed inquiry forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the vendor to discover whether the property has historically flooded. If the premises has been flooded in past which is not revealed by the seller, then a buyer could commence a compensation claim stemming from an inaccurate response. The purchaser’s lawyers may also order an enviro report. This should indicate if there is a recorded flood risk. If so, more detailed inquiries will need to be carried out.

How does conveyancing in Acocks Green differ for newly converted properties?

Most buyers of new build or newly converted property in Acocks Green contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is ready to move into. This is because builders in Acocks Green typically purchase the land, 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 used to new build conveyancing in Acocks Green or who has acted in the same development.

I am employed by a busy estate agency in Acocks Green where we see a number of flat sales jeopardised as a result of leases having less than 80 years remaining. I have been given contradictory information from local Acocks Green conveyancing solicitors. Can you shed some light as to whether the vendor of a flat can start the lease extension formalities for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I invested in buying a ground floor flat in Acocks Green, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Acocks Green with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 per annum. The lease comes to an end on 21st October 2079

You have 57 years remaining on your lease the likely cost is going to range between £28,500 and £33,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.

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