My financial adviser requires my Birmingham solicitor’s panel reference for the Lloyds conveyancing panel. Can you suggest how I discover this. I have contacted my local Birmingham office but they don't know it.
Have you tried contacting your Birmingham property lawyer about this?. Most Birmingham law practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
Are the Birmingham conveyancing solicitors identified as being on the Kent Reliance conveyancing panel, together with their details provided by Kent Reliance?
Birmingham conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.
I acquired my flat on 7 August and the transaction details is not yet registered. Should I be concerned? My conveyancing solicitor in Birmingham expressed confidence that it should be formalised in a couple of weeks. Are transfers in Birmingham particularly slow to register?
As far as conveyancing in Birmingham is concerned, registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timescales can differ subject to who lodges the application, whether there are errors and if the Land registry have to notify any other parties. Currently approximately three quarters of submission are fully dealt with in less than three weeks but occasionally there can be extensive delays. Registration is effected once the new owner is living at the property thus registration formalities is not typically an essential issue yet if there is a degree of urgency associated with the registration then you or your lawyers could communicate with the Registry to express the reasoning for an expedited registration.
I am looking for a flat up to £245,000 and found one close by in Birmingham I like with open areas and station in the vicinity, however it only has 49 remaining years left on the lease. I can't really find anything else in Birmingham for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a mortgage the shortness of the lease will likely be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.
My husband and I are novice buyers - agreed a price, but the property agent told us that the vendor will only go ahead if we use their preferred solicitors as they want an ‘expedited deal’. We would rather use a high street solicitor who is familiar with conveyancing in Birmingham
It is unlikely the owners are behind this. Should the seller desire ‘a quick sale', taking such a hostile approach to a genuine buyer is not the way to achieve this. Speak to the vendors direct and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)however you are going to use your own,trusted Birmingham conveyancing lawyers - as opposed tothose that will provide the negotiator at the agency a introducer fee or achieve conveyancing thresholds demanded by HQ.
Back In 2000, I bought a leasehold flat in Birmingham. Conveyancing and Yorkshire Building Society mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1993. The conveyancing practitioner in Birmingham who previously acted has long since retired. What should I do?
The first thing you should do is contact HMLR to make sure that the individual claiming to own the freehold is indeed the new freeholder. There is no need to incur the fees of a Birmingham conveyancing firm to do this as you can do this on the Land Registry website for £3. 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 invested in buying a split level flat in Birmingham, conveyancing was carried out in 2010. How much will my lease extension cost? Similar properties in Birmingham with an extended lease are worth £211,000. The ground rent is £45 levied per year. The lease runs out on 21st October 2092
With 67 years remaining on your lease we estimate the premium for your lease extension to be between £10,500 and £12,000 as well as legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.