Can I use your services to find a Conveyancing solicitor in Kingswinford even if I’m not buying or disposing of a house, for instance if I wish to buy a shop in Kingswinford with a mortgage from Godiva Mortgages Ltd?
The service is mainly used to find domestic conveyancing solicitors in Kingswinford but we have listed towards the bottom of this page a selection of Kingswinford commercial conveyancing firms. You should enquire with the solicitors directly to see if they can also act for Godiva Mortgages Ltd
We are aiming to move house in February. Will my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you suggest a removal company in Kingswinford. Conveyancing lawyer was organised before I stumbled across this website.
On the day of completion you can pick up the house keys from your property agent but this can only happen once the previous owners solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you can tell the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal organisation but can help you locate a residential property solicitor in Kingswinford or a firm that specialises in conveyancing in Kingswinford.
I am due to exchange contracts on my flat. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being difficult. The Kingswinford solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Kingswinford solicitor - who is on the Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Kingswinford postcode. As you are getting a mortgage with Coventry BS, you could contact them to see if they have a list of approved surveyors in Kingswinford.
What does a local search tell me concerning the house my wife and I buying in Kingswinford?
Kingswinford conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for instance PSG The local search is essential in every Kingswinford conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search should reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
I opted to have a survey completed on a property in Kingswinford in advance of appointing lawyers. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some lenders tend not give a mortgage on this type of house.
It varies from the lender to lender. Lloyds has different instructions for example to Halifax. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Kingswinford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Kingswinford to see if the conveyancing will be more expensive.
I am in need of some leasehold conveyancing in Kingswinford. Before diving in I want to be sure as to the unexpired term of the lease.
If the lease is recorded at the land registry - and almost all are in Kingswinford - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I invested in buying a split level flat in Kingswinford, conveyancing formalities finalised March 2004. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Kingswinford with over 90 years remaining are worth £186,000. The ground rent is £55 levied per year. The lease expires on 21st October 2070
You have 52 years left to run the likely cost is going to be between £29,500 and £34,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.