I am expecting a mortgage with Nat West. My intention is to use a Licensed Conveyancer in Birmingham. Does the Nat West Solicitor panel allow for conveyancers regulated by the CLC?
The Nat West approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
As I am unsure how the conveyancing bit works what is the most important number one tip you can impart about purchase conveyancing in Birmingham?
You may not hear this from too many lawyers but conveyancing in Birmingham and elsewhere in England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there exists an abundance of opportunity for friction between you and other parties involved in the home moving process. For instance, the vendor, selling agent and on occasion the lender. Choosing a solicitor for your conveyancing in Birmingham should not be taken lightly as your conveyancer is your adviser, and is the ONE person in the transaction whose interest is to look after your best interests and to protect you.
We are witnessing a definite ongoing adversarial element to conveyancing- someone must be at fault for the process being so protracted. We recommend that you should always trust your solicitor above all other parties when it comes to the legal assignment of property.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one close by in Birmingham I like with amenity areas and railway links in the vicinity, the downside is that it only has 61 years on the lease. I can't really find anything else in Birmingham in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a mortgage that many years will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.
Am I right to be concerned about brokers that I am dealing with are suggesting an internet conveyancing firm as opposed to a local Birmingham conveyancing company?
As with many service providers, often suggestions from relatives can be very helpful. Nevertheless there are many people with a keen interest in a conveyancing deal; estate agents, financial adviser and mortgage companies might all suggest conveyancers to appoint. On occasion these conveyancers might be known to one of the organisations as being good in their field, but occasionally there exists a commercial relationship behind the recommendation. You are at liberty to appoint your own lawyer. You need to be aware that many banks have an approved list of lawyers you are obliged to use for the mortgage related work in your transaction.
I am tempted by the attractive purchase price for a two flats in Birmingham both have about 50 years left on the lease term. Should I regard a short lease as a deal breaker?
There is no doubt about it. A leasehold apartment in Birmingham is a wasting asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it adversely affects the value of the property. For most buyers and lenders, leases with less than 75 years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Birmingham conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I own a basement flat in Birmingham, conveyancing was carried out May 2005. How much will my lease extension cost? Corresponding properties in Birmingham with an extended lease are worth £185,000. The ground rent is £65 yearly. The lease terminates on 21st October 2081
You have 60 years unexpired we estimate the premium for your lease extension to span between £20,000 and £23,000 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do 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 want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.