Please could you vouch for a Alliance & Leicester allowed Cann Hall conveyancing practice that can complete within less than a month? Would it be better to use a local Cann Hall firm or a nationwide firm?
We would be happy to suggest some excellent Cann Hall conveyancing firms. You can also walk up the high street in Cann Hall. Visit a couple of firms and request to see a conveyancing solicitor for a costs illustration. Mention your expectations together with the reasons and get an assurance on speed. Select the lawyer that appears most efficient.
There are a variety of conveyancing solicitors in Cann Hall but how do I know who's good?
We would encourage you not to base your choice on the lowest Cann Hall conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
I have decided to exercise my right to buy my property in Cann Hall off the council. I have a mortgage offer with Lloyds. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
I recently had an offer agreed on a house in Cann Hall. My financial adviser recommended their conveyancers. I paid an on account payment of £200. Not long after, the conveyancing practitioner contacted me to say that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
How does conveyancing in Cann Hall differ for newly converted properties?
Most buyers of new build property in Cann Hall approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is ready to move into. This is because house builders in Cann Hall typically acquire 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 property lawyers 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 used to new build conveyancing in Cann Hall or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Cann Hall is where the house is located. Can you shed any light on this issue?
Flying freeholds in Cann Hall are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cann Hall you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cann Hall may determine 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 property.
In what way can the Landlord & Tenant Act 1954 impact my business offices in Cann Hall and how can you help?
The particular law that you refer to affords a safeguard to business leaseholders, giving them the right to apply to court for a renewal lease and remain in occupation when the lease reaches an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Cann Hall is one of the hundreds of areas of the UK in which our lawyers have offices
I today plan to offer on a house that seems to tick a lot of boxes, at a reasonable price which is making it more attractive. I have since discovered that it's a leasehold rather than freehold. I would have thought that there are particular concerns buying a leasehold house in Cann Hall. Conveyancing advisers have are soon to be instructed. Will they explain the issues?
The majority of houses in Cann Hall are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. We note that you are buying in Cann Hall so you should seriously consider looking for a Cann Hall conveyancing practitioner and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example requiring the landlord’sconsent to carry out changes to the property. It may be necessary to pay a contribution towards the maintenance of the communal areas where the property is located on an estate. Your solicitor will appraise you on the various issues.
Having spent years of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Cann Hall. Can we issue an application to the Residential Property Tribunal Service?
Most certainly. We can put you in touch with a Cann Hall conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Cann Hall flat is 36 New Wanstead in August 2010. The Tribunal arrived at a valuation of the premium for the freehold of £22,359. This case related to 2 flats. The unexpired lease term was 73.92 years.