We note that you have a search directory identifying firms on the Skipton conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in Halesowen?
We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Halesowen.
is it true that all Halesowen solicitors on the Coventry BS conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Coventry BS approved list of solicitors they would need to be governed by the SRA. Some mortgage companies do permit licenced conveyancers on their panel and in that case the firms would be regulated by the Council of Licensed Conveyancers.
We previously appointed solicitors located in Halesowen on the Principality solicitor panel. They are now charging me a separate sum for handling the Principality mortgage. Is this a supplemental conveyancing fee set by Principality?
Provided it is contained in their Terms of Engagement or Quote then yes your property lawyer is entitled to levy a fee for this. The charge is not dictated by Principality but by your Halesowen conveyancer. Plenty of firms on the Principality panel will charge ’dealing with mortgage’ fee but plenty of firms incorporate it on their overall fee.
I recently had an offer accepted on a house in Halesowen. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an advanced payment of £150. Not long after, the conveyancer contacted me embarrassingly acknowledging that they were not on the Co-operative 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 Co-operative 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.
Do I need to be concerned that 3rd parties that I am dealing with are recommending a national conveyancing firm rather than a local Halesowen conveyancing firm?
As is the case with many service providers, often referrals from connections can be worth their weight in gold. But there are lots of parties with a keen interest in a conveyancing matter; estate agents, financial adviser and banks may recommend conveyancers to choose. Sometimes the solicitors might be known to one of the organisations as being good in their field, but occasionally there behind the scenes commercial relationship behind the endorsement. You are at liberty to select your preferred conveyancer. Don't forget that some lenders specify a panel list of conveyancers you have to use for the lender aspect of your conveyancing.
I am intending to let out my leasehold flat in Halesowen. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
The lease dictates the relationship between the landlord and you the flat owner; specifically, it will indicate if subletting is banned, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Halesowen do not prevent strict prohibition on subletting – such a provision would adversely affect the market value the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.
I inherited a 1 bedroom flat in Halesowen, conveyancing was carried out February 2003. 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? Comparable properties in Halesowen with a long lease are worth £171,000. The ground rent is £50 levied per year. The lease runs out on 21st October 2099
With only 79 years remaining on your lease we estimate the price of your lease extension to be between £7,600 and £8,800 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.
I am in the process of purchasing my 1st home in Halesowen. Conveyancing solicitor has been appointed. The broker advised that a survey is not needed as the house is just fifteen years old.
The bare minimum you need a Home Buyer's Report. As the premises was constructed more than a decade ago the property will not come with a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report could be sufficient. They will highlight any obvious issues and suggest further investigation if appropriate. If there are any signs of problems get a comprehensive structural survey.