My fiance and I intend to purchase a 3 bedroom flat in Castle Bromwich with a residential mortgage from Godiva Mortgages Ltd.We have a Castle Bromwich conveyancing practitioner but Godiva Mortgages Ltd says his firm is not on their "panel". We have to appoint a Godiva Mortgages Ltd panel solicitor or keep our local solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?
No, not really. The home loan offered to you is subject to its various provisions, a common one being that conveyancers will be on the Godiva Mortgages Ltd approved list. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Godiva Mortgages Ltd
My bid for a property was accepted at auction in Castle Bromwich. Conveyancing is necessary. What is next?
Having legally committed yourself to purchase you now have to instruct a conveyancing solicitor soon as you are facing a fast approaching a drop dead date to complete the purchase. All auction property should have a bespoke auction pack. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You should hand this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that your finances are in order to complete the transaction on the set completion date.
is it true that all Castle Bromwich solicitor practices on the Skipton conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Skipton conveyancing panel they would need to be governed by the SRA. The majority of lenders do allow licenced conveyancers on their panel in which case such organisation would be regulated by the CLC.
My wife and I have organised a further advance on our mortgage from Bank of Ireland as we want to carry out a loft conversion to our home in Castle Bromwich. Are we obliged to appoint a high street Castle Bromwich solicitor on the Bank of Ireland conveyancing panel to deal with the legals?
Bank of Ireland do not ordinarily instruct a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland panel.
Should commercial conveyancing searches disclose planned roadworks that may affect a commercial land in Castle Bromwich?
Its becoming the norm that commercial conveyancing solicitors in Castle Bromwich will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Castle Bromwich. The search result provides definitive data 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 Castle Bromwich.
For every commercial conveyancing transaction in Castle Bromwich it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Castle Bromwich commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Castle Bromwich.
I own a renovated Georgian property in Castle Bromwich. Conveyancing lawyer represented me and Britannia. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold under the matching address. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Castle Bromwich and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing solicitor who completed the work.
My company is wishing to lease a unit on a shopping parade. Can you recommend solicitors offering no-move-no fees for commercial conveyancing in Castle Bromwich for below 2k?
We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Castle Bromwich, including the sale and purchase of businesses as well as simply premises. Whether you are looking to purchase or dispose of a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right solicitor. As for the charges these will vary based on the structure and complexity of the proposed transaction. Please provide us with your details or email us so that we may provide you with a fixed commercial conveyancing quote.
Last May I purchased a leasehold house in Castle Bromwich. Do I have any liability for service charges for periods before completion of my purchase?
In a situation 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. It is an essential part of leasehold conveyancing for your conveyancer to be sure 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 am the registered owner of a 1st floor flat in Castle Bromwich, conveyancing formalities finalised 8 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Castle Bromwich with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 levied per year. The lease expires on 21st October 2100
With 75 years remaining on your lease the likely cost is going to range between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.