The Wednesbury conveyancing firm handling our Wednesbury conveyancing has spotted an inconsistency when comparing the surveyor’s assumptions in the valuation survey and what is revealed within the legal papers for the property. My lawyer says that he is duty bound to ensure that the lender is happy with this discrepancy and is content to go ahead. Is my lawyer’s stance correct?
Your solicitor must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Having spent time looking at mumsnet.com for a conveyancing lawyer in Wednesbury, many say that I must use a CQS kitemarked lawyer. Can you explain what CQS is?
Wednesbury Conveyancing Quality Scheme law firms have been granted accreditation under the Law Society's Scheme (CQS) CQS was brought about to promote high standards in the in the legal transfer of properties. CQS helps buyers and sellers to identify practices that provide a quality residential conveyancing. Wednesbury is one of the many areas in England and Wales in which accredited firms have a presence. The scheme requires law firms to undergo a strict assessment, compulsory training, self-certification, spot checks and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Association of British Insurers.
What will a local search tell me about the house my wife and I purchasing in Wednesbury?
Wednesbury conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company such as Searches UK The local search is essential in every Wednesbury conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search will provide data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
Are there restrictive covenants that are commonly picked up during conveyancing in Wednesbury?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Wednesbury. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I've recently bought a leasehold flat in Wednesbury. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Wednesbury - A selection of Queries before buying
Please inform me if there are any major works on the horizon that will likely increase the maintenance charges? Make sure you find out if there are any onerous prohibitions in the lease. By way of example plenty of leases prohibit pets being allowed in certain buildings in Wednesbury. If you love the flatin Wednesbury yet your cat is not allowed to move with you then you have a very difficult choice. How many years remain on the lease?