Why is leasehold purchase conveyancing in Alcester is more expensive?
In summary, leasehold conveyancing in Alcester and Warwickshire usually involve more work compared to freehold conveyancing. This includes reviewing the lease, liaising with the landlord about the service of appropriate notices, obtaining up-to-date service charge and management information, procuring the freeholder’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first entered into.
I am close to exchanging contracts on the sale of our property in Alcester and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any high street Alcester conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used a web based conveyancing outfit as opposed to a conveyancing solicitor in Alcester. We have lived in Alcester for many years we know of no issue. Should we contact our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing solicitor already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I have justdiscovered that Action Conveyancing have been shut down. They conducted my conveyancing in Alcester for a purchase of a leasehold flat 12 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?
The quickest method to see if the premises is in your name, 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.
How does conveyancing in Alcester differ for newly converted properties?
Most buyers of new build residence in Alcester contact us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is finished. This is because new home sellers in Alcester tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Alcester or who has acted in the same development.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Alcester is where the house is located. Is there any guidance you can impart?
Flying freeholds in Alcester are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Alcester you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Alcester may decide 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.
Much to my surprise my property lawyer in Alcester is asking me for ID documents stating that this is part of his legal duty as a conveyancer on the lender Conveyancing panel. This is news to me - can I refuse?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the lender. This is not specific to conveyancing in Alcester