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Recently asked questions about conveyancing in Ladywood

As a FTB what is the most important piece of guidance you can impart regarding purchase conveyancing in Ladywood?

You may not hear this from too many lawyers but conveyancing in Ladywood and elsewhere in England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there exists lots of room for conflict between you and others involved in the ownership transfer. For example, the seller, estate agent and even potentially the mortgage company. Choosing a solicitor for your conveyancing in Ladywood should not be taken lightly as your conveyancer is your adviser, and is the ONE person in the process whose role it is to look after your best interests and to keep you safe.

On occasion a potential adversary will attempt to sway you that it is in your interests to do things their way. As an example, the property agent may claim to be helping by claiming that your solicitor is slow. Or your financial adviser may advise you to do take action that is against your lawyers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

I am assisting my step-mother sell her property in Ladywood. Will the conveyancer order the EPC or should I organise this?

After the abolition of HIPs, energy performance certificates was kept a mandatory element of moving property. An energy performance certificate should be to hand before the property is marketed. This is not as aspect of the sale process that solicitors normally organise. Where you are instructing a Ladywood conveyancing practitioner they may help arrange energy performance certificates given their contacts with long established Ladywood assessors

My wife and I buying a detached bungalow in Ladywood. We would like to carry out an extension to the side at the house.Will legal due diligence on the property involve investigations to see if these alterations are permitted?

Your property lawyer should check the registered title as conveyancing in Ladywood can on occasion reveal restrictions in the title deeds which prevent certain alterations or need the consent of another owner. Certain works require local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these issues with a surveyor before you commit yourself to a purchase.

UBS have agreed my mortgage in principle, my bid on a flat in Ladywood has been accepted, what happens next?

The property agent will wish to know who your solicitors are (ensure that the lawyers are on the bank’s panel). Call up UBS or your financial adviser and finish off any relevant paperwork. UBS will instruct a valuer who will get in contact with the selling agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. UBS will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Ladywood.

I have recentlybeen informed that Action Conveyancing have closed. They carried out my conveyancing in Ladywood for a purchase of a leasehold apartment 12 months ago. How can I check that my home is not still registered in the name of the previous owner?

The easiest way to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ladywood conveyancing specialists.

I am buying a new build flat in Ladywood. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Ladywood

    Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I was recommended by numerous selling agents in Ladywood to locate a solicitor on your site. What’s the financial incentive for Estate Agents to promote your lawyers ahead of another?

We don’t make any commission for pointing buyers and sellers in our direction. We found it would be just too difficult to pay a commission as a client could think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.

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