What is the first thing I need to know regarding purchase conveyancing in Kingswinford?
You may not hear this from too many lawyers but conveyancing in Kingswinford and elsewhere in Birmingham is often a confrontational experience. Put another way, when it comes to conveyancing there exists an abundance of opportunity for friction between you and others involved in the home moving process. E.g., the vendor, estate agent and even potentially the mortgage company. Selecting a solicitor for your conveyancing in Kingswinford an important selection as your conveyancer is your adviser, and is the ONLY party in the transaction whose interest is to act in your legal interests and to keep you safe.
On occasion a potential adversary will attempt to persuade you that you should follow their advice. As an example, the selling agent may claim to be assisting by claiming that your solicitor is slow. Or your mortgage broker may tell you to do take action that is against your conveyancers guidance. You should always trust your lawyer above all other parties in the home moving process.
We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would much rather instruct a Kingswinford based conveyancing firm?
Do check but the the probability is that allocate you one of their panel solicitors if you accept the "fee-free" offer. Contact the bank to determine if they allow a monetary alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Kingswinford.
I own a semi-detached Georgian house in Kingswinford. Conveyancing solicitor represented me and Birmingham Midshires. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the exact same address. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Kingswinford and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing solicitor who conducted the work.
I am purchasing a new build house in Kingswinford with a loan from Nottingham Building Society. The developers would not move on the amount so I negotiated £7000 of extras instead. The sale representative suggested that I not disclose to my solicitor about this extras as it could adversely affect my loan with the lender. Do I keep my lawyer in the dark?.
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.
In what way does the Landlord & Tenant Act 1954 affect my business premises in Kingswinford and how can your lawyers assist?
The particular law that you refer to provides protection to business tenants, giving them the legal entitlement to apply to court for a renewal tenancy and remain in occupation when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Kingswinford is one of our many locations in which the firms we work with have offices