I am selling our home in Erdington and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers used an internet conveyancing practice rather than a conveyancing solicitor in Erdington. We have lived in Erdington for three years we know that this is a non issue. Should we get in touch with our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You must 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 sickness)
I have recentlyfound out that Stirling Law have been shut down. They carried out my conveyancing in Erdington for a purchase of a leasehold apartment 9 months ago. How can I establish that my home is not still registered in the name of the former proprietor?
The easiest method to see if the premises is in your name, you can make 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 Erdington conveyancing specialists.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, no chain conveyancing. Erdington is the location of the property. Can you offer any advice?
Flying freeholds in Erdington are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Erdington you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Erdington may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I have just started marketing my basement apartment in Erdington. Conveyancing is yet to be initiated, but I have just had a quarterly maintenance charge demand – what should I do?
It best that you discharge the maintenance contribution as normal as all rents and maintenance invoices should be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I invested in buying a 1st floor flat in Erdington, conveyancing having been completed 7 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Erdington with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease expires on 21st October 2073
With 52 years unexpired we estimate the premium for your lease extension to span between £29,500 and £34,000 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.
At what point do I incur the Stamp Duty Land Tax chargeable for my house transaction in Erdington?
The conveyancing practitioner should complete a stamp duty return for you during your Erdington conveyancing transaction for you to sign. After completion your conveyancing practitioner will submit the Land Transaction Return Form to the Tax Authorities and - as long as they have the money - discharge any land tax liability for you.