We note that you have a post code search directory listing firms on the Nationwide conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Kings Heath?
We are a listing service only for law firms wishing to communicate if they are on the Nationwide conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Kings Heath.
The Kings Heath conveyancing solicitors that I appointed last week on my house acquisition in Kings Heath have suddenly closed. I chose them because I had to have a firm on the Bank of Ireland conveyancing panel and my family Kings Heath lawyer was not. I cut them a cheque for two hundred pounds in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Bank of Ireland conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
I purchased a renovated Victorian property in Kings Heath. Conveyancing practitioner represented me and Britannia. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold under the matching property. I thought I was buying a freehold how can I check?
You need to review 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 Kings Heath and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing practitioner who conducted the purchase.
I opted to have a survey completed on a property in Kings Heath in advance of instructing lawyers. I have been informed that there is a flying freehold aspect to the house. Our surveyor has said that some banks tend not give a loan on this type of property.
It depends who your proposed lender is. HSBC has different requirements for example to Halifax. If you e-mail us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Kings Heath. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Kings Heath to see if the conveyancing costs will increase in light of this.
I need to instruct a conveyancing solicitor in Kings Heath for my house move. Can I review a solicitor's complaints history with the legal regulator?
Members of the public can review documented Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator could recorded telephone calls for training requirements.
Are there common deficiencies that you encounter in leases for Kings Heath properties?
There is nothing unique about leasehold conveyancing in Kings Heath. Most leases are unique and legal mistakes in the legal wording can result in certain provisions are erroneous. For example, if your lease is missing any of the following, it could be defective:
-
A duty to insure the building A provision to repair to or maintain elements of the premises
You could have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. HSBC Bank, The Mortgage Works, and Britannia all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, forcing the purchaser to withdraw.
I invested in buying a studio flat in Kings Heath, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Kings Heath with over 90 years remaining are worth £207,000. The average or mid-range amount of ground rent is £60 invoiced annually. The lease terminates on 21st October 2081
With 57 years unexpired we estimate the price of your lease extension to range between £28,500 and £33,000 plus professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.