My financial adviser requires my Birmingham lawyer’ panel reference for the Lloyds conveyancing panel. What is the best way to discover this. I have contacted my local Birmingham branch but they have not responded to me.
The sensible thing to do is ask for this information from your Birmingham solicitor . Most Birmingham law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
How up to date is your database of Birmingham solicitors on the Clydesdale conveyancing panel? Do Clydesdale send you an updated list?
Birmingham conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.
I moved into my house on 7 June and my personal details is yet to be registered. Should I be concerned? My conveyancing solicitor in Birmingham expressed confidence that it should be recorded in a couple of weeks. Are properties in Birmingham uniquely lengthy to register?
As far as conveyancing in Birmingham is concerned, registration is no quicker or slower than the rest of the country. Rather than based on location, timeframes can differ depending on the party submitting the application, whether there are errors and whether the Land registry have to notify any other parties. Currently roughly 80% of such applications are fully addressed within two weeks but some can be subject to extensive hold-ups. Historically registration occurs after the buyer has moved in to the property so 'speed' is not usually primary concern yet where there is a degree of urgency associated with the registration then you or your solicitor can communicate with the Registry to express the reasoning for an expedited registration.
I have been on the look out for a ground for flat up to £245,000 and identified one near me in Birmingham I like with a park and railway links nearby, the downside is that it only has 52 years on the lease. I can't really find anything else in Birmingham suitable, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a mortgage the remaining unexpired lease term may be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
We're new to the buying process - agreed a price, but the property agent told us that the seller will only issue a contract if we use the agent's recommended solicitors as they need a ‘quick sale’. Our preferred option is to instruct a family solicitor used to conveyancing in Birmingham
We suspect that the seller is not behind this requirement. Should the vendor desire ‘a quick sale', taking such a hostile approach to a serious purchaser is counter productive. Speak to the owners direct and make sure they comprehend that (a)you are genuine buyers (b)you are excited to move forward, with finances in place © you do not need to sell (d) you wish to move quickly (e)however you intend to appoint your preferred Birmingham conveyancing firm - not the ones that will give the estate agent a commission or meet his conveyancing targets pre-set by corporate headquarters.
I own a leasehold flat in Birmingham. Conveyancing and National Westminster Bank mortgage are in place. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1996. The conveyancing practitioner in Birmingham who acted for me is not around. Do I pay?
First make enquiries of the Land Registry to be sure that this person is indeed the new freeholder. It is not necessary to instruct a Birmingham conveyancing firm to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I purchased a ground floor flat in Birmingham, conveyancing was carried out in 2010. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Birmingham with an extended lease are worth £211,000. The ground rent is £45 yearly. The lease ends on 21st October 2092
With only 67 years unexpired the likely cost is going to range between £10,500 and £12,000 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.