Am I correct in assuming that the fact that my solicitor in Rubery is not listed on my bank's conveyancing panel that there is a problem with the quality of her conveyancing?
That is most likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Rubery conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
My uncle passed away 10 months ago and as sole heir and executor I was left the house in Rubery. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this possible?
Where you plan to refinance then Barclays will require that you use a conveyancer on the Barclays conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Barclays conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Barclays mortgage is registered as a charge at the Land Registry.
I have justbecome aware that Action Conveyancing have been shut down. They conducted my conveyancing in Rubery for a purchase of a freehold house 10 months ago. How can I establish that the property is in my name in the name of the previous owner?
The easiest method to see if the premises is registered to you, you can carry out 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 Rubery conveyancing specialists.
I am a couple of weeks into a freehold purchase having been directed to conveyancers by the estate agent to perform conveyancing in Rubery. I am am extremely disappointed with the quality of service. Could you you assist me in finding new conveyancers?
They would need to be really poor in order to consider diss instructing them. Has the loan offer been sent? In the event that it has you must make them aware of the new conveyancer and get the loan are issued to the new lawyers. Your new solicitor ideally needs to be on the lenders approved list to avoid supplemental costs and delays. That should be your starting point. Our search tool will assist you in finding a bank approved solicitor for your home move in Rubery
I have recently realised that I have Fifty years unexpired on my lease in Rubery. I am keen to extend my lease but my freeholder is can not be found. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to prove that you or your lawyers have done all that could be expected to find the lessor. For most situations an enquiry agent may be useful to conduct investigations and prepare an expert document to be used as evidence that the freeholder can not be located. It is advisable to get professional help from a conveyancer both on investigating the landlord’s absence and the vesting order request to the County Court overseeing Rubery.
Leasehold Conveyancing in Rubery - Sample of Questions you should ask before buying
You should be aware if it is fewer than eighty years it will impact the salability of the apartment. It is worth checking with your bank that they are happy with the length of the lease. Leases with fewer than 80 years remaining means that you will most likely have to extend the lease at some point and it is worth discovering how much this will be. Remember, in most cases you would need to own the residence for two years in order to be legally able to extend the lease. It is important to be aware whether window replacement or some other major work is anticipated to be shared by the leaseholders and will materially increase the the service charges or necessitate a specific invoice. Most Rubery leasehold properties will have a service charge for maintenance of the building levied on behalf of the landlord. If you purchase the apartment you will have to meet this charge, usually quarterly during the year. This may differ from a few hundred pounds to thousands of pounds for blocks with lifts and large common grounds. In all probability there will be a rentcharge to be met yearly, ordinarily this is not a exorbitant sum, say around £50-£100 but you should to enquire it because occasionally it can be many hundreds of pounds.