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Recently asked questions about conveyancing in Aldridge

When scouring online forums for a conveyancing lawyer in Aldridge, most advise that I must instruct a CQS kitemarked lawyer. Can you explain what CQS is?

Aldridge Conveyancing Quality Scheme law firms have been granted certification by the law Society The Law Society established CQS to promote high standards in the in the legal transfer of properties. CQS enables consumers to recognise practices who provide a quality residential conveyancing. Aldridge is one of locations in England and Wales in which CQS have a presence. The conveyancing scheme obliges practices to undergo a strict assessment, compulsory training, self-reporting, random audits and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Council of Mortgage Lenders.

How does conveyancing in Aldridge differ for newly converted properties?

Most buyers of new build or newly converted property in Aldridge contact us having been asked by the seller to sign contracts and commit to the purchase even before the premises is constructed. This is because house builders in Aldridge typically acquire the site, 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 Aldridge or who has acted in the same development.

Am I right to be wary about estate agents that I am dealing with are suggesting an internet conveyancing firm as opposed to a local Aldridge conveyancing company?

As is the case with lots of service providers, often input from connections can be worth their weight in gold. But there are many parties with a vested interest in a conveyancing matter; estate agents, mortgage brokers and banks may put forward solicitors to use. On occasion the lawyers might be known to one of the organisations as one of the best in their field, but sometimes there is an underlying financial incentive behind the recommendation. You are free to appoint your own lawyer. You need to be aware that many mortgage providers operate an approved list of solicitors you must use for the lender related work in your conveyancing.

Is it best to use a Aldridge conveyancing lawyer who is local to the property I am purchasing? I have an old university friend who can perform the legal work however they are based 200kilometers away.

The primary upside of using a local Aldridge conveyancing firm is that you can drop in to execute documents, present your ID and pester them if necessary. They will also have local intelligence which is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and on the whole were impressed that should trump using an unknown Aldridge conveyancing lawyer solely due to them being local.

There are only Fifty years remaining on my flat in Aldridge. I now want to extend my lease but my freeholder is missing. What should I do?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to prove that you have done all that could be expected to locate the lessor. On the whole a specialist would be helpful to carry out a search and prepare an expert document to be used as proof that the landlord is indeed missing. It is wise to seek advice from a solicitor both on proving the landlord’s disappearance and the vesting order request to the County Court overseeing Aldridge.

I own a ground floor flat in Aldridge, conveyancing formalities finalised in 1998. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Aldridge with a long lease are worth £191,000. The ground rent is £55 yearly. The lease finishes on 21st October 2075

With 53 years remaining on your lease we estimate the premium for your lease extension to be between £27,600 and £31,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.

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