Willusing a Cradley Heath conveyancing lawyer make the ownership transfer smoother?
Existing third party relationships are another important factor to consider when choosing conveyancing solicitors. Cradley Heath law firms enjoy long term relationships with financial advisers and agents, local authorities, surveyors and other conveyancing firms meaning you will move in shortest possible time. Having vast insight into the local area also helps too.
It is 10 years ago since I purchased my house in Cradley Heath. Conveyancing solicitors have now been appointed on the sale but I am unable to find the title deeds. Is this a problem?
You need not be too concerned. First there is a chance that the deeds will be kept by your lender or they could be in the possession of the lawyers who acted in the purchase. Secondly in most cases the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring current official copies of the land registers. Most conveyancing in Cradley Heath involves registered property but in the rare situation where your property is unregistered it is more tricky but is resolvable.
Are there restrictive covenants that are commonly identified as part of conveyancing in Cradley Heath?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Cradley Heath. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I have been advised by a number of property agents in Cradley Heath to choose a solicitor on your site. What’s the financial advantage for Estate Agents to promote your services over and above a competitor’s?
We refuse to make any financial incentive for sending work in our direction. We thought it would be too underhand to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
I work for a reputable estate agent office in Cradley Heath where we see a number of leasehold sales put at risk as a result of short leases. I have been given contradictory information from local Cradley Heath conveyancing firms. Can you shed some light as to whether the vendor of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Cradley Heath Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying
The majority of Cradley Heath leasehold apartments will incur a service charge for the upkeep of the block levied by the freeholder. Should you acquire the apartment you will have to meet this liability, usually periodically during the year. This could be anything from a couple of hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a rentcharge for you to pay yearly, this is usually not a exorbitant sum, say around £25-£75 but you should to enquire as on occasion it could be surprisingly expensive. Does the lease contain onerous restrictions? Are any of leasehold owners in arrears of their service charge payments?