I am assisting my aunt sell her property in Fir Vale and Wadsley Bridge. Does the solicitor arrange an energy assessment or it is for the owner to coordinate?

Following the abolition of Home Information Packs, EPC’s was left as a required component of moving house. An energy performance certificate needs to be commissioned prior to the property being advertised. This is not something that conveyancers ordinarily organise. If you are using a Fir Vale and Wadsley Bridge conveyancing practitioner they may help arrange energy assessments due to their relationships with reputable Fir Vale and Wadsley Bridge providers

This question may be naive but I am unexperienced as a 1st time purchaser of a garden flat in Fir Vale and Wadsley Bridge. Do I collect the keys to the house on completion from my lawyer? If this is the case, I will use a local conveyancing solicitor in Fir Vale and Wadsley Bridge?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you should be invited to pick up the keys from the selling Agents and start moving into the property. Usually this occurs early afternoon.

After much negotiation I have agreed a price on a house in Fir Vale and Wadsley Bridge. My financial adviser pressured me to appoint their conveyancer. I paid an advanced payment of £225. A few days later, the conveyancer contacted me embarrassingly acknowledging that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Should commercial conveyancing searches disclose planned roadworks that may impact a commercial property in Fir Vale and Wadsley Bridge?

Its becoming the norm that commercial conveyancing solicitors in Fir Vale and Wadsley Bridge will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Fir Vale and Wadsley Bridge. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Fir Vale and Wadsley Bridge.

For each commercial conveyancing transaction in Fir Vale and Wadsley Bridge it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Fir Vale and Wadsley Bridge commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Fir Vale and Wadsley Bridge.

I am buying my first flat in Fir Vale and Wadsley Bridge with a mortgage from Aldermore. The builders refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not to tell my conveyancer about the extras as it would affect my mortgage with Aldermore. 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.

Is it possible to change firm as I need to choose a firm on the Birmingham Midshires conveyancing list. I instructed a local conveyancing solicitor in Fir Vale and Wadsley Bridge five minutes from me but she is not approved by Birmingham Midshires

It would be our pleasure to help you find a conveyancing solicitor in Fir Vale and Wadsley Bridge on the Birmingham Midshires panel. Please note that the conveyancers that we list do not pay us a referral fee if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Fir Vale and Wadsley Bridge. In making use of the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Fir Vale and Wadsley Bridge.

What advice can you give us when it comes to choosing a Fir Vale and Wadsley Bridge conveyancing firm to deal with our lease extension?

If you are instructing a solicitor for your lease extension (regardless if they are a Fir Vale and Wadsley Bridge conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with several firms including non Fir Vale and Wadsley Bridge conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:

Can they put you in touch with clients in Fir Vale and Wadsley Bridge who can give a testimonial? What are the legal fees for lease extension work?

I acquired a 1 bedroom flat in Fir Vale and Wadsley Bridge, conveyancing having been completed 10 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Fir Vale and Wadsley Bridge with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease finishes on 21st October 2103

With only 77 years left to run we estimate the price of your lease extension to span between £7,600 and £8,800 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.