My fiance and I are hoping to buy a newly converted flat in Longlands with a homeloan from Birmingham Midshires.We have a Longlands conveyancing solicitor but Birmingham Midshires informed us her practice is not on their approved list of member firms. we are left little option but to use a Birmingham Midshires panel lawyer or keep our local solicitor and pay for a Birmingham Midshires panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?
No, not really. The loan issued to you contains various provisions, a common one being that conveyancers must be on the Birmingham Midshires solicitor panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Birmingham Midshires
The deeds to our house can not be found. The lawyers who dealt with the conveyancing in Longlands 10 years ago have long since closed. What are my options?
Gone are the days when you need to have the physical original deeds to evidence that you are the registered proprietor of land or premises, given that the Land Registry have everything they need in a digital format.
Over the last few months I have been searching for a flat up to £195,000 and identified one close by in Longlands I like with amenity areas and railway links nearby, however it's only got 52 remaining years left on the lease. I can't really find anything else in Longlands in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a home loan the shortness of the lease will likely be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.
I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a reasonable price which is making it more attractive. I have just discovered that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a leasehold house in Longlands. Conveyancing solicitors have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Longlands ?
The majority of houses in Longlands are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Longlands in which case you should be shopping around for a Longlands conveyancing solicitor and be sure that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the freeholder’spermission to carry out alterations. It may be necessary to pay a service charge towards the upkeep of the communal areas where the property is part of an estate. Your solicitor will report to you on the legal implications.
I have tried to negotiate informally with with my landlord for a lease extension without success. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Longlands conveyancing firm to help?
if there is a missing landlord or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to calculate the sum to be paid.
An example of a Lease Extension decision for a Longlands residence is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case was in relation to 1 flat.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the lender approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.