As I am unsure how the conveyancing bit works what is the most important piece of guidance you can impart regarding purchase conveyancing in Small Heath?
Not many law firms shout this from the rooftops but conveyancing in Small Heath or throughout Birmingham is an adversarial experience. In other words, when it comes to conveyancing there exists plenty of room for confrontation between you and other parties involved in the legal transfer of property. For example, the seller, estate agent and sometimes a lender. Appointing a lawyer for your conveyancing in Small Heath should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the transaction whose responsibility is to look after your best interests and to keep you safe.
Sometimes a potential adversary may attempt to convince you that you should follow their advice. For example, the selling agent may claim to be helping by claiming that your lawyer is dragging his heels. Or your financial adviser may try to convince you to do take action that is contrary to your solicitors advice. You should always trust your lawyer above all other parties in the home moving process.
Are there restrictive covenants that are commonly identified during conveyancing in Small Heath?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Small Heath. 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 have been advised by a few property agents in Small Heath to choose a solicitor using your seach tool. Is there a financial incentive for Estate Agents to market your services rather than alternative conveyancing organisations?
We don’t offer any financial incentive for pointing buyers and sellers in our direction. We found it would be just too difficult to pay a commission because home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
I am looking for a conveyancing solicitor in Small Heath for my home move. Is it possible to see a solicitor's complaints history with the profession’s regulator?
Members of the public can search for documented Solicitor Regulator Association (SRA) determinations stemming from inquisitions commenced on or after Jan 2008. Visit Check a solicitor's record. For records Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator may recorded call for training purposes.
Back In 2006, I bought a leasehold flat in Small Heath. Conveyancing and Chelsea Building Society mortgage organised. A letter has just been received from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1991. The conveyancing solicitor in Small Heath who previously acted has now retired. Do I pay?
The first thing you should do is make enquiries of HMLR to make sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to instruct a Small Heath conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a 2 bed flat in Small Heath, conveyancing was carried out July 2007. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Small Heath with over 90 years remaining are worth £216,000. The ground rent is £50 levied per year. The lease terminates on 21st October 2093
You have 69 years unexpired the likely cost is going to be between £9,500 and £11,000 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.
We had our mortgage approved on Tuesday with our lender. We instructed a long established conveyancer in Small Heath yesterday. This morning, our mortgage adviser contacted us saying that the lender said that we cannot use our solicitor as they aren't on their 'approved list'. As novices, we did not have a clue that the lender had a say Is this permitted?
You are permitted to appoint any conveyencer you wish to select including the said conveyancer in Small Heath but if your bank aren't happy with them you would have to incur an extra fee so the mortgage company can appoint their own conveyancer too. On occasion it is possible your solicitor may apply to get included on to the bank list of approved firms. Do make the most of web-based search facilities such as lenderpanel.com to find a conveyancing solcitor in Small Heath on the lender panel. You can go into your high street mortgage company branch in Small Heath. They can recommend conveyancing solicitors in Small Heath on the panel for your mortgage company.