Is the fact that my conveyancer in Halesowen is not listed on my bank's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Halesowen conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Do I need to visit the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Halesowen so that I can attend their offices if necessary.
Nowadays approved lawyers for banks conduct their work via the post, internet or over phone calls. This means that they can undertake the conveyancing transaction regardless of where you live in the country. That being said you can see if you can still book an appointment to visit conveyancing lawyer if you prefer.
We're new to the buying process - had an offer accepted, but the selling agent advised that the vendor will only proceed if we appoint the agent's preferred conveyancers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a local conveyancer accustomed to conveyancing in Halesowen
We suspect that the owner is not behind this request. If they want ‘a quick sale', taking such a hostile approach to a motivated purchaser is likely to cause more damage than good. Bypass the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are ready to go, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)however you will continue to instruct your preferred Halesowen conveyancing firm - rather thanthose that will earn the estate agent a introducer fee or hit his conveyancing figures demanded by senior management.
I have recently realised that I have Seventy years left on my lease in Halesowen. I am keen to get lease extension but my landlord is absent. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to prove that you or your lawyers have made all reasonable attempts to locate the freeholder. On the whole a specialist would be useful to carry out a search and to produce an expert document which can be accepted by the court as evidence that the landlord is indeed missing. It is advisable to get professional help from a conveyancer in relation to devolving into the landlord’s disappearance and the application to the County Court overseeing Halesowen.
I own a split level flat in Halesowen, conveyancing formalities finalised in 2009. How much will my lease extension cost? Comparable properties in Halesowen with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease comes to an end on 21st October 2074
With just 53 years unexpired we estimate the price of your lease extension to range between £27,600 and £31,800 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.
The conveyancers carrying out our conveyancing in Halesowen has forwarded papers to review that show the land is unregistered with epitome documents. Is it not the case that all property in Halesowen are registered?
Whilst the vast majorities of properties in Halesowen are now registered with HM Land Registry there are still a few that remain unregistered. Any property in Halesowen that has been remortgaged since the late 1980’s will have been registered at the Land Registry under the compulsory ‘first registration’ scheme. However, if a Halesowen property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Halesowen conveyancing solicitors should be familiar with this type of conveyancing but where uncertainty reigns the conventional recommendation nowadays is for the seller to address the registration formalities first and subsequently sell - this can though naturally result in a significant delay.