As a first time buyer what is the most important advice you can give me about purchase conveyancing in Birmingham and the Black Country?
You may not hear this from too many lawyers but conveyancing in Birmingham and the Black Country and elsewhere in Birmingham is an adversarial process. In other words, when it comes to conveyancing there exists an abundance of room for confrontation between you and others involved in the ownership transfer. For instance, the vendor, estate agent and sometimes your bank. Selecting a solicitor for your conveyancing in Birmingham and the Black Country an important selection as your conveyancer is your adviser, and is the ONLY person in the transaction whose responsibility is to act in your legal interests and to protect you.
We are witnessing a worrying ongoing adversarial element to conveyancing- someone has to be at fault for the process being so protracted. You must always trust your lawyer ahead of all other parties in the conveyancing process.
A relative recommended that if I am purchasing in Birmingham and the Black Country I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes included in the estimate for your Birmingham and the Black Country conveyancing searches. It is not a small document of about 40 pages, listing and detailing significant information about Birmingham and the Black Country around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data about Birmingham and the Black Country.
I'm purchasing a new build house in Birmingham and the Black Country benefiting from help to buy. The builders would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not to tell my lawyer about the side-deal as it could affect my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
We're novice buyers - agreed a price, but the property agent has warned us that the seller will only move forward if we appoint the agent's recommended conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a family conveyancer used to conveyancing in Birmingham and the Black Country
We suspect that the seller is not behind this ultimatum. If they require ‘a quick sale', turning down a serious purchaser is counter productive. Avoid the agents and go straight to the owners and make the point that (a)you are genuine buyers (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you are going to instruct your preferred Birmingham and the Black Country conveyancing lawyers - rather thanthose that will earn their estate agent a referral fee or meet his conveyancing thresholds set by head office.
I am in need of some leasehold conveyancing in Birmingham and the Black Country. Before I set the wheels in motion I would like to find out the remaining lease term.
Assuming the lease is recorded at the land registry - and most are in Birmingham and the Black Country - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Birmingham and the Black Country Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to buying
How long is the Lease? Is anyone aware of any major works in the planning that could increase the service fees? The majority of Birmingham and the Black Country leasehold apartments will have a service charge for the upkeep of the building invoiced by the management company. Should you buy the flat you will have to meet this amount, normally quarterly during the year. This can vary from a couple of hundred pounds to thousands of pounds for large purpose-built buildings. There will also be a rentcharge to be met yearly, normally this is not a significant figure, say approximately £25-£75 but you need to enquire it because on occasion it could be many hundreds of pounds.