Finally the sale completed on my house in Birstall last January but the buyer keeps e-mailing daily complaining that their lawyer is waiting to hear from mine. What should have happened following completion?
After completion of your disposal your lawyer should deliver the transfer deeds and all additional paperwork to the purchaser's conveyancer. If applicable, your conveyancer should also confirm that the legal charge in favour of the lender has been redeemed to the purchasers solicitors. There are no post completion formalities just for conveyancing in Birstall.
I had intended to instruct a conveyancing solicitor in Birstall for our home move. Our financial adviser informed us that our mortgage lenders Aldermore won't deal with them. Why is this not regarded as unduly restrictive?
A mortgage company may insist on a panel conveyancer act for it. You would be expected to meet the cost of this. Please make use of our database to locate a solicitor to carry conveyancing in Birstall on the Aldermore member panel.
Will commercial conveyancing searches reveal proposed roadworks that could impact a commercial property in Birstall?
Many commercial conveyancing solicitors in Birstall will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Birstall. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Birstall.
For every commercial conveyancing transaction in Birstall it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Birstall commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Birstall.
I used Stirling Law several years ago for my conveyancing in Birstall. Now, I need my files however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Birstall of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying my first flat in Birstall with a loan from Virgin Money. The developers would not budge the price so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not disclose to my lawyer about this side-deal as it would jeopardize my loan with Virgin Money. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I've recently bought a leasehold property in Birstall. Do I have any liability for service charges for periods before my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I bought a 1st floor flat in Birstall, conveyancing formalities finalised in 2006. How much will my lease extension cost? Comparable flats in Birstall with a long lease are worth £260,000. The ground rent is £45 invoiced annually. The lease terminates on 21st October 2098
With 75 years unexpired we estimate the price of your lease extension to be between £8,600 and £9,800 plus professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.