I am in need of a conveyancer. Do I opt for a web based conveyancer or a local Birmingham conveyancing lawyer?
On the whole conveyancing lawyers in your neck of the woods will enjoy excellent alliances with your local authority, which could assist with your Birmingham conveyancing searches that your conveyancer will inevitably need. It can only be a plus if they enjoy existing relationships with the Land Registry in your area Birmingham, other conveyancers in the neighbourhood and Birmingham Estate Agents.
Is there a reason why leasehold purchase conveyancing in Birmingham costs more?
Birmingham leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
I am assisting my niece sell her house in Birmingham. Will the conveyancer arrange the energy performance certificate or do I organise this?
Following the abolition of HIPs, energy performance certificates was kept a mandatory part of moving house. An EPC must be to hand before the property is marketed. It is not as aspect of the sale process that law firms normally arrange. If you are instructing a Birmingham conveyancing solicitor they may help arrange energy performance certificates given their relationships with long established Birmingham energy assessors
I'm the sole recipient of my late grandmother’s will and I have everything in my name now, including the house in Birmingham. Conveyancing formalities meant that the Land Registry date was in March. I plan to dispose of the property. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship may be treated the same way as if I'd bought the house in March. Do I have to wait 6 months to sell?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How practical a view lenders take of it, depend on the lender as this obligation is primarily there to capture subsales or the wholesaling and assigning of properties.
Does a directory service exist listing Leeds Building Society panel solicitors in Birmingham on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. Very few lending institutions make their panel listings viewable online. Where you are looking for a Birmingham property lawyer on the Leeds Building Society please use our facility.
My wife and I purchased a renovated Georgian house in Birmingham. Conveyancing lawyer represented me and HSBC Bank. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Birmingham and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with your conveyancing solicitor who conducted the conveyancing.
My husband and I may need to sub-let our Birmingham basement flat for a while due to a new job. We used a Birmingham conveyancing practice in 2003 but they have since shut and we did not think at the time seek any advice as to whether the lease allows us to sublet. How do we find out?
Some leases for properties in Birmingham do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I purchased a ground floor flat in Birmingham, conveyancing was carried out 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Birmingham with a long lease are worth £179,000. The ground rent is £65 per annum. The lease terminates on 21st October 2081
With 57 years unexpired we estimate the price of your lease extension to be between £26,600 and £30,800 plus costs.
The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.