At what point does exchange of contracts happen for domestic conveyancing in Sparkhill and am I required to attend the conveyancers branch?

If you are round the corner to one of the conveyancing solicitors in Sparkhill you are welcome to attend to sign documents. That being said, the law practices we recommend provide a countrywide conveyancing service and provide as equally detailed and professional a job for you when communicating with you digitally. The signing of the sale agreement is not when everything is set in stone. Signing on the dotted line simply enables the solicitor to officially exchange at the suitable time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Sparkhill)to be in the office at the appropriate time.

What is the best way to discover of the solicitor handling my conveyancing in Sparkhill is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Virgin Money thus spending £175.00 in supplemental legal invoice.

You should make use of the find a conveyancing panel solicitor tool on this site. Please choose the mortgage company and type ‘Sparkhill’ or your preferred area and you will discover numerous conveyancers offices in Sparkhill or by proximity to you.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Sparkhill is the location of the property. What do you suggest?

Flying freeholds in Sparkhill are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Sparkhill you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sparkhill may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I was advised by a few selling agents in Sparkhill to find a solicitor using your seach tool. What’s the financial incentive for Estate Agents to promote your services over and above another?

We don’t give any commission for directing people our way. We thought it would be too underhand to pay a commission as a client could think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

I own a leasehold flat in Sparkhill. Conveyancing and Bank of Ireland mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1993. The conveyancing practitioner in Sparkhill who previously acted has now retired. What should I do?

The first thing you should do is contact the Land Registry to be sure that the individual claiming to own the freehold is indeed the new freeholder. It is not necessary to incur the fees of a Sparkhill conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I purchased a studio flat in Sparkhill, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Sparkhill with a long lease are worth £176,000. The average or mid-range amount of ground rent is £50 per annum. The lease ends on 21st October 2103

You have 80 years remaining on your lease we estimate the premium for your lease extension to be between £7,600 and £8,800 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.