Why do I have to pay up front for conveyancing in Earlswood?

Where you are retaining lawyers for conveyancing in Earlswood your solicitor will request that you to provide them with funds to cover the search fees. Ordinarily this is called for to cover the fees of the Local Authority Search. When the down payment is payable against the purchase price then this should be needed immediately ahead of exchange of contracts. The closing balance that is due should be transferred a few days ahead of the completion date.

Have just purchased a probate house at auction in Earlswood. Conveyancing is required. What is next?

Having for all intents and purposes signed on the dotted line you must appoint a conveyancing practitioner quickly as you now have a pending a drop dead date to complete the purchase. All auction property will ordinarily have a bespoke legal pack. This will likely include evidence of title and search results. In the case of leasehold premises the conveyancing pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You need to hand this to the conveyancer working for you at the earliest opportunity. You also need to ensure that your finances are organised to complete the transaction on the set completion date.

My wife and I have arranged the release of further funds on our mortgage from Coventry BS as we intend to carry out a loft conversion to our property in Earlswood. Do we need to select a bricks and mortar Earlswood solicitor on the Coventry BS conveyancing panel to handle the paperwork?

Coventry BS don't usually appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS list.

I am buying a property in Earlswood. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Barclays be concerned?

As your lender is Barclays your lawyer must follow the conveyancing instructions contained in Section 2 of UK Finance Lenders’ Handbook for Barclays. The CML Handbook sets out minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Barclays where a lease fails to satisfy these provisions. The provisions relate to the installation of panels on properties countrywide and is not limited to Earlswood.

I have justdiscovered that Stirling Law have been shut down. They carried out my conveyancing in Earlswood for a purchase of a freehold house 9 months ago. How can I establish that my home is not still registered in the name of the previous owner?

The quickest way to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Earlswood conveyancing specialists.

I am one month into a leasehold purchase having been directed to solicitors by the high street agent to carry out the conveyancing in Earlswood. We are not happy. Can you help me find new conveyancers?

A solicitor would need to be very poor in order to consider replacing them. Has your mortgage offer been sent? If so you must make them aware of the replacement solicitor and ensure the mortgage documents are re-issued. The solicitor ideally needs to be on the mortgage company panel to avoid supplemental costs and complications. So that should be your first question of the new solicitors. The search tool will help you find a bank approved solicitor for your home move in Earlswood

I work for a busy estate agent office in Earlswood where we see a number of flat sales put at risk as a result of short leases. I have been given inconsistent advice from local Earlswood conveyancing solicitors. Could you confirm whether the vendor of a flat can instigate the lease extension process for the purchaser on completion of the sale?

Provided that the seller has owned the lease 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. The benefit of this is that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.

An alternative approach is to extend the lease informally by agreement with the landlord 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.

I am the registered owner of a 2 bed flat in Earlswood, conveyancing was carried out in 2002. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Earlswood with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 per annum. The lease ceases on 21st October 2078

With just 53 years left to run the likely cost is going to span between £27,600 and £31,800 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.