We were about to retain a conveyancing solicitor in Walmley found by you but have come across some other fee calculations via the web seem less pricey – why is this?
There are lots of conveyancing outfits offering theoretically looks to be very low prices. We suggest that you think twice about how much you respect your own move to want to take 'cheap' risks concerning the quality of the legal work. Many of them accentuate a bargain fee to grab your attention but conceal supplemental fees in the small print..
We previously chose conveyancers based in Walmley on the Barclays solicitor panel. They are now charging me a supplemental sum for the legal aspects of the Barclays mortgage. Is this a supplemental conveyancing fee specified by Barclays?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your solicitor can levy a fee for this. This fee is not set by Barclays but by your Walmley solicitor. Plenty of firms on the Barclays panel will charge an ‘acting for lender’ fee but many practices incorporate it on their overall fee.
The mortgage over my property is with Aldermore for my property in Walmley. Conveyancing was finalised 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Aldermore?
You must advise Aldermore prior to renting your property as this is likely to be a breach of Aldermore’s mortgage conditions. It may be that Aldermore will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel firm.
I recently had an offer agreed on an apartment in Walmley. My financial adviser suggested a conveyancing practitioner. I paid an upfront payment of £200. A couple of days later, the property lawyer contacted me to say that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I opted to have a survey carried out on a property in Walmley prior to instructing conveyancers. I have been informed that there is a flying freehold element to the house. The surveyor has said that some banks may refuse to grant a loan on this type of property.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Walmley. Conveyancing will be smoother if you use a solicitor in Walmley especially if they are familiar with such properties in Walmley.
As co-executor for the estate of my aunt I am disposing of a property in Cardiff but I am based in Walmley. My lawyer (approximately 250 kilometers awayneeds me to sign a statutory declaration before completion. Can you recommend a conveyancing lawyer in Walmley who can attest and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are based in Walmley
Can you provide any advice for leasehold conveyancing in Walmley from the perspective of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Walmley can be bypassed where you instruct lawyers the minute you market your property and ask them to put together the leasehold documentation which will be required by the purchasers’ conveyancers. If you hold a share in a the freehold, you should make sure that you are holding the original share document. Organising a replacement share certificate can be a lengthy formality and slows down many a Walmley home move. If a duplicate share certificate is required, do contact the company officers or managing agents (if applicable) for this as soon as possible. Some Walmley leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. In the event that you altered the property did you need the Landlord’s consent? Have you, for example laid down wooden flooring? Most leases in Walmley state that internal structural alterations or installing wooden flooring require a licence from the Landlord acquiescing to such changes. Where you dont have the consents to hand you should not communicate with the landlord without contacting your lawyer in advance. If there is a history of any disputes with your landlord or managing agents it is very important that these are resolved before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to present the dispute as historic rather than ongoing.
Leasehold Conveyancing in Walmley - Sample of Queries Prior to Purchasing
The majority of Walmley leasehold flats will have a service bill for maintenance of the block set by the landlord. If you acquire the property you will have to pay this charge, usually periodically throughout the year. This can differ from two or three hundred pounds to thousands of pounds for blocks with lifts and large communal areas. There will also be a ground rent for you to pay yearly, ordinarily this is not a large amount, say about £25-£75 but you need to check it because occasionally it could be many hundreds of pounds. How is the lease structured? How much is the ground rent and service charge?