I have just started taking steps with the intention of changing my current homeowner loan to a BTL National Westminster Bank mortgage. The bank has said that I need a solicitor for this. I spoke to my previous Great Barr conveyancing firm who dealt with the legals when I first purchased the premises. The costs illustration supplied of £470 is an eye-watering amount to do this as I am not require purchase conveyancing - it’s just a bog-standard refinance.
The estimate does seem a little steep. If you are happy to expend time contrasting charges you might get the conveyancing a bit cheaper by perhaps a hundred pounds. That being said, if you were happy with the conveyancing the firm offered you maylive to rue opting for an an untested solicitor. Remember to ensure the conveyancer can also act for National Westminster Bank. You can use our search tool to select a Great Barr conveyancing firm on the National Westminster Bank conveyancing panel, which can often include conveyancing solicitors in Great Barr.
three months have gone by following my purchase conveyancing in Great Barr took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Just had an offer accepted on a new build flat in Great Barr. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Great Barr
The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
I would like to sublet my leasehold apartment in Great Barr. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Notwithstanding that your previous Great Barr conveyancing solicitor is not available you can check your lease to see if you are permitted to let out the apartment. The accepted inference is that if the lease is silent, subletting is permitted. Quite often there is a prerequisite that you must obtain permission via your landlord or other appropriate person before subletting. The net result is you not allowed to sublet in the absence of prior permission. Such consent is not allowed to be unreasonably refused ore delayed. If the lease prohibits you from subletting the property you will need to ask your landlord for their consent.
I inherited a 2 bed flat in Great Barr, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Great Barr with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 yearly. The lease ends on 21st October 2082
With 58 years remaining on your lease we estimate the price of your lease extension to span between £21,900 and £25,200 plus professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.
My lawyers in Great Barr have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the lender. Is it case that being on the lender conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the lender directly.