Please explain the implications if my solicitor is suspended from the Skipton Conveyancing panel ahead of completing my conveyancing in Handsworth?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
We are purchasing a property in Handsworth. It might be a silly question but how we can trust a lawyer? On the day of competition we will need to send our life savings into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
A colleague advised me that in buying a property in Handsworth there could be a number of restrictions limiting what one can do in terms of external changes to a property. Is this right?
We are aware of a number of properties in Handsworth which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Handsworth should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I was told two weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Handsworth is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
In what way does the Landlord & Tenant Act 1954 impact my business offices in Handsworth and how can your lawyers assist?
The particular law that you refer to gives security of tenure to business tenants, giving them the a statutory right to make a request to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and help with commercial conveyancing in Handsworth
Helen (my wife) and I may need to rent out our Handsworth garden flat for a while due to taking a sabbatical. We instructed a Handsworth conveyancing firm in 2004 but they have closed and we did not think at the time get any guidance as to whether the lease permits subletting. How do we find out?
Some leases for properties in Handsworth do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
Handsworth Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying
Can you tell me if there are any major works in the planning that could add a premium to the maintenance costs? The best form of lease structure is where the freehold interest is owned by the leaseholders. In this situation the lessees enjoy control and even though a managing agent is frequently employed if it is larger than a house conversion, the managing agent is directed by the tenants.
It may have been a long time coming a mortgage offer from a lender for the refinancing of my 3 bedroom apartment is to be issued within the next few days. Are you able to recommend an efficient remortgage conveyancing practitioner in Handsworth ?
You are on the wrong site if you are in need of the lowest fares for conveyancing solicitors in Handsworth. Our goal is to offer cost effective conveyancing but our intention is not to advertise as being the cheapest. Do not be fooled by brokers offering low cost conveyancing in Handsworth.At best, in going for cheap conveyancing, you will get what you pay for and at worst you will end up paying a lot in extras and still not receive the service expected.