We are downsizing from our home in Blakenhall and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street Blakenhall lawyer would know this is not the case. For the life of me I don't know why the purchasers used a national conveyancing practice rather than a conveyancing solicitor in Blakenhall. We have lived in Blakenhall for many years we know that this is a non issue. Should we contact our local Authority to obtain clarification need.
It would appear that you have a conveyancing firm already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
How does conveyancing in Blakenhall differ for newly converted properties?
Most buyers of new build residence in Blakenhall come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is finished. This is because developers in Blakenhall usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Blakenhall or who has acted in the same development.
Is it simple use the search facility to find a conveyancing lawyer in Blakenhall on the panel for my bank?
Step one is to pick a bank such as Birmingham Midshires, Coventry Building Society or Godiva Mortgages Ltd then specify your location such as Blakenhall. Conveyancing practices in Blakenhall and beyond will then be shown.
Do you have any advice for leasehold conveyancing in Blakenhall from the perspective of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Blakenhall can be reduced where you instruct lawyers as soon as your agents start advertising the property and request that they start to put together the leasehold documentation needed by the buyers’ representatives. Many freeholders or managing agents in Blakenhall charge for providing management packs for a leasehold home. You or your lawyers should enquire as to the actual amount of the charges. The management information sought as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most common cause of delay in leasehold conveyancing in Blakenhall. If you have had any disputes with your freeholder or managing agents it is essential that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is clearly preferable to present the dispute as historic as opposed to unsettled. You may think that you are aware of the number of years remaining on your lease but you should verify this via your solicitors. A purchaser's conveyancer will not be happy to advise their client to where the lease term is below 75 years. It is therefore important at an as soon as possible that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale.
I inherited a 1 bedroom flat in Blakenhall, conveyancing having been completed in 2000. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Blakenhall with a long lease are worth £181,000. The ground rent is £55 invoiced every year. The lease expires on 21st October 2070
With 50 years remaining on your lease we estimate the price of your lease extension to range between £32,300 and £37,400 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.
How easy is it to change a solicitor as I need to find a Blakenhall based one who is on the bank conveyancing panel. Is it advisable to appoint a new law firm?
If you haven't yet appointed a conveyancer to do anything for you and have just received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Blakenhall that you're thinking of instructing.