Recently been in touch with my conveyancing lawyer in Streetly who completed the legal work two years ago requesting a conveyancing quote based on an identical type of home move (a leasehold property and a freehold property) of almost identical values with a loan from Birmingham Midshires. It looks as though am now being quoted twice the amount. Am I right to be tempted to shop around for an alternative property lawyer?
The charges seem a little high. If you are content to invest time contrasting charges you could shave off some of the expense by as much as £100 plus VAT. That being said, providing that you were pleased with the conveyancing the firm gave you mightlive to regret choosing an an unknown solicitor. Remember to ensure that the firm can represent Birmingham Midshires. You can utilise our search tool to choose a Streetly conveyancing firm on the Birmingham Midshires approved list of lawyers, which can often include conveyancing solicitors in Streetly.
Some advice if I may. My Streetly conveyancer is assuring me that he has toapply for Streetly conveyancing searches due to the fact thatthe firm are on the Virgin Moneyconveyancing panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Streetly conveyancing searches.
Should our conveyancer be making enquiries about flooding as part of the conveyancing in Streetly.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Streetly. Some people will buy a property in Streetly, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, however there are a numerous checks that may be initiated by the purchaser or by their solicitors which should figure out the risks in Streetly. The standard property information forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the owner to find out if the premises has historically flooded. In the event that the property has been flooded in past which is not revealed by the seller, then a buyer could commence a compensation claim stemming from an misleading answer. A purchaser’s lawyers should also commission an enviro search. This should indicate if there is any known flood risk. If so, further investigations will need to be carried out.
My wife and I purchased a 4 bedroom Georgian property in Streetly. Conveyancing practitioner acted for me and Bank of Scotland. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Streetly and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing lawyer who conducted the purchase.
In what way can the Landlord & Tenant Act 1954 impact my business offices in Streetly and how can you help?
The 1954 Act affords protection to business lessees, giving them the legal entitlement to apply to court for a renewal tenancy and remain in occupation at the end of an expired lease. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Streetly is one of the numerous areas of the UK in which the firms we work with have offices