I am need of leasehold conveyancing for an apartment in a fairly new development (seven years built) in Birmingham and the Black Country. 95% of the flats are already disposed of. Is it strictly necessary to order neighbourhood searches as part of conveyancing in Birmingham and the Black Country?
Conveyancing Searches are a central link in the Birmingham and the Black Country conveyancing process. There are a large number of search providers delivering Birmingham and the Black Country conveyancing searches, as well direct from the local authority. These are known collectively as personal search companies due to them carrying out, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their data from the local authority.
How up to date is your search tool for Birmingham and the Black Country conveyancing solicitors on the Kent Reliance conveyancing panel? Do Kent Reliance send you an updated list?
Birmingham and the Black Country conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.
There are a variety of conveyancing solicitors in Birmingham and the Black Country but how do I know who I should use?
It would be unwise to be swayed by the lowest Birmingham and the Black Country conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
is it true that all Birmingham and the Black Country solicitors on the Virgin Money conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Virgin Money conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of banks do allow licenced conveyancers on their panel and in that case the organisation would be regulated by the CLC.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Birmingham and the Black Country building society branch on a couple of occasions and was advised it wasn't an issue and they will lend. My Birmingham and the Black Country conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. I have no idea who is right.
The property lawyer has to follow the Council of Mortgage Lenders’ Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have been told that property searches are the number one reason for stalling in Birmingham and the Black Country conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays 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.
What makes a Birmingham and the Black Country lease problematic?
There is nothing unique about leasehold conveyancing in Birmingham and the Black Country. All leases are drafted differently and drafting errors can sometimes mean that certain sections are not included. The following missing provisions could result in a defective lease:
A provision to repair to or maintain elements of the premises
You will encounter difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. National Westminster Bank, Chelsea Building Society, and Godiva Mortgages Ltd all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, obliging the buyer to withdraw.
I own a 2 bed flat in Birmingham and the Black Country, conveyancing was carried out in 2003. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Birmingham and the Black Country with a long lease are worth £176,000. The ground rent is £50 invoiced every year. The lease finishes on 21st October 2099
You have 80 years remaining on your lease we estimate the premium for your lease extension to range between £7,600 and £8,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.