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Find a Brown Edge Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Brown Edge? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Brown Edge home move at risk of delay or failure.

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Recently asked questions about conveyancing in Brown Edge

It is a dozen years since I purchased my property in Brown Edge. Conveyancing lawyers have recently been instructed on the sale but I am unable to locate my title documents. Will this cause complications?

You need not be too concerned. First the deeds may be with the mortgage company or they may be archived with the conveyancers who oversaw your purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Almost all conveyancing in Brown Edge relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.

We are aiming to move house in March. Will my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you put forward a removal company in Brown Edge. Conveyancing solicitor was chosen prior to coming across your website.

On the afternoon of completion you can pick up the house keys from your property agent however this can only happen after the vendors solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you should tell the removal men that they can start moving you in. We do not recommend a specific removal organisation but can help you choose a conveyancing in Brown Edge or a firm that specialises in conveyancing in Brown Edge.

Last month we had a mortgage agreed in principle with Skipton. Brown Edge conveyancing lawyers are instructed. What is the average time that one could expect to receive a mortgage offer from Skipton?

There is no definitive answer here. Have Skipton conducted the survey? Have you informed Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

The formalities of my purchase has taken place for my property in Brown Edge. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I am purchasing my first flat in Brown Edge benefiting from help to buy. The developers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not disclose to my conveyancer about this side-deal as it would put at risk my mortgage with Birmingham Midshires. Is this normal?.

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.

My husband and I may need to rent out our Brown Edge garden flat for a while due to a career opportunity. We used a Brown Edge conveyancing practice in 2002 but they have closed and we did not have the foresight to get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?

Some leases for properties in Brown Edge do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I inherited a 1 bedroom flat in Brown Edge, conveyancing formalities finalised in 1998. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Brown Edge with over 90 years remaining are worth £171,000. The ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2097

With only 79 years remaining on your lease the likely cost is going to range between £8,600 and £9,800 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.

When it comes to my conveyancing in Brown Edge should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee

(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Brown Edge conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.

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