Much to our surprise we have been notified by our broker that my Birmingham and the Black Country property lawyer is not on the mortgage company Solicitor panel. What can I do to check?
The first thing you need to do is to call your Birmingham and the Black Country conveyancer. You lawyer should notify you what has happened. Where they are not on the panel they may recommend you to a Birmingham and the Black Country conveyancing firm that is on the conveyancing panel for your bank.
Various web forums that I have frequented warn that are the number one cause of stalling in Birmingham and the Black Country conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances during the legal transfer of property. Searches are not likely to be the root cause of slowing down conveyancing in Birmingham and the Black Country.
I am purchasing my first flat in Birmingham and the Black Country with a loan from Barnsley Building Society. The developers refused to budge the price so I negotiated 6k of additionals instead. The sale representative advised me not to tell my solicitor about this side-deal as it could put at risk my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I decided to have a survey done on a property in Birmingham and the Black Country in advance of appointing lawyers. I have been advised that there is a flying freehold element to the property. My surveyor has said that some mortgage companies will refuse to grant a loan on such a property.
It varies from the lender to lender. Lloyds has different requirements for example to Nationwide. If you e-mail us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Birmingham and the Black Country. Conveyancing may be slightly more expensive based on your lender's requirements.
Completion is due on the disposal of our £200,000 garden flat in Birmingham and the Black Country in just under a week. The management company has quoted £408 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Birmingham and the Black Country?
Birmingham and the Black Country conveyancing on leasehold flats normally involves the purchaser’s solicitor submitting enquiries for the landlord to address. Although the landlord is under no legal obligation to address these enquiries most will be willing to assist. They may levy a reasonable charge for answering questions or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is over three hundred pounds, in some situations it is above £800. The administration charge invoiced by the landlord must be accompanied by a summary of entitlements and obligations in respect of administration charges, otherwise the charge is not strictly payable. Reality however dictates that you have no choice but to pay whatever is requested of you should you wish to exchange contracts with the buyer.
I own a garden flat in Birmingham and the Black Country, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Birmingham and the Black Country with an extended lease are worth £181,000. The ground rent is £55 levied per year. The lease finishes on 21st October 2071
With only 50 years left to run the likely cost is going to range between £31,400 and £36,200 as well as legals.
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 the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.