After looking at moneysavingexpert.com for a conveyancing lawyer in Alcester, most say that I should use a CQS accredited solicitor. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in buying or selling property, trusted by some of the UK's leading mortgage companies. Four years ago the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. The scheme does not cover licenced conveyancers. Alcester is one of the many areas of the UK where there are Accredited solicitors.
I have justbeen informed that Wolstenholmes have closed. They conducted my conveyancing in Alcester for a purchase of a leasehold apartment 12 months ago. How can I be sure that the property is in my name in the name of the previous owner?
The easiest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Alcester conveyancing specialists.
I am buying my first flat in Alcester with the aid of help to buy. The developers refused to move on the amount so I negotiated 6k of additionals instead. The house builders rep suggested that I not disclose to my solicitor about the side-deal as it would impact my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the advice of my in-laws I had a survey completed on a house in Alcester before appointing conveyancers. I have been advised that there is a flying freehold overhang to the house. Our surveyor advised that some lenders may refuse to grant a mortgage on this type of home.
It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. Should you wish to telephone us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Alcester. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Alcester to see if the conveyancing costs will increase in light of this.
Am I better off to use a Alcester conveyancing solicitor based in the vicinity that I am purchasing? I have an old university friend who can carry out the legal formalities however his firm is located 200kilometers away.
The benefit of a local Alcester conveyancing practice is that you can attend the office to sign documents, hand in your identification documents and apply pressure on them where appropriate. Having local Alcester know how is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and the majority were happy that must trump using an unknown Alcester conveyancing lawyer just because they are local.
What advice can you give us when it comes to choosing a Alcester conveyancing firm to carry out our lease extension conveyancing?
When appointing a solicitor for your lease extension (regardless if they are a Alcester conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with two or three firms including non Alcester conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be of use:
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How experienced is the practice with lease extension legislation? Can they put you in touch with clients in Alcester who can give a testimonial?
I acquired a ground floor flat in Alcester, conveyancing formalities finalised 4 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Alcester with a long lease are worth £175,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease ends on 21st October 2082
With 58 years unexpired the likely cost is going to be between £23,800 and £27,400 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you 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 other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.