Do I find a Licenced Conveyancer or Solicitor for conveyancing in Yardley?

There are two types of lawyers who can execute conveyancing in Yardley namely CLC regulated conveyancers or solicitors. Both professionals provide the legal services that you need to complete the disposal or purchase of property. They are both obliged to handle Yardley conveyancing on similar quality and guidelines so you can be sure that your conveyancing will be properly administered and that all requisite steps should be appropriately attended to.

We had selected conveyancing lawyers with offices in Yardley on the HSBC solicitor approved list. They are now charging me an additional charge for handling the HSBC mortgage. Is this a supplemental conveyancing fee set by HSBC?

Provided it is contained in their Terms of Engagement or Quote then yes your conveyancing practitioner is entitled to charge a fee for this. This charge is not set by HSBC but by your Yardley lawyer. Plenty of firms on the HSBC panel will charge an ‘acting for lender’ fee but plenty of firms include it on their overall fee.

I have decided to exercise my right to buy my property in Yardley off the council. I have a mortgage offer with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.

Do commercial conveyancing searches reveal planned roadworks that could impact a commercial site in Yardley?

Its becoming the norm that commercial conveyancing solicitors in Yardley will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Yardley. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Yardley.

For each commercial conveyancing transaction in Yardley it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Yardley commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Yardley.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Yardley is the location of the property. Can you offer any assistance?

Flying freeholds in Yardley are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Yardley you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Yardley 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 premises.

How easy is it to use your search app to select a conveyancing practitioner in Yardley on the panel for my bank?

Step one is to pick a mortgage company such as Nationwide Building Society, Chelsea Building Society or TSB then type in your location e.g. Yardley. Conveyancing organisations in Yardley and beyond should be identified.

There are only Fifty years remaining on my flat in Yardley. I now want to get lease extension but my freeholder is missing. What options are available to me?

If you meet the appropriate requirements, 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 granted an extra 90 years by the Court. You will be obliged to prove that you have used your best endeavours to find the freeholder. On the whole a specialist would be useful to conduct investigations and to produce an expert document to be used as proof that the landlord is indeed missing. It is advisable to get professional help from a solicitor both on investigating the landlord’s absence and the vesting order request to the County Court covering Yardley.

I purchased a 2 bed flat in Yardley, conveyancing formalities finalised 4 years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Yardley with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ends on 21st October 2100

You have 77 years unexpired we estimate the premium for your lease extension to be between £7,600 and £8,800 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.