My fiancee and I are purchasing our first home. Our conveyancing practitioner has e-mailedto ask if we wish to purchase additional conveyancing searches. Frankly we in the dark as to what's necessary for conveyancing in Dudley
The type of Dudley conveyancing searches depends entirely on the property, the location, the likelihood of any of these risks, your knowledge of the region and risks, your general attitude to risk. What is important is that you properly appreciate what information each search could give you. Then you can make a decision if you personally think you need that information. Where you are unsure, ask the conveyancing practitioner to recommend.
We just had an offer accepted to buy with Norwich and Peterborough Building Society. We have called around locally yet cant to find a Dudley conveyancing firm on the Norwich and Peterborough Building Society approved list. Could you assist?
You should make the most of the search tool on this site. Please choose the lender and type Dudley or your preferred area and you will be presented with a number of lawyer offices in Dudley or by proximity to you.
I am helping my mother sell her house in Dudley. Does the solicitor commission an EPC or do I organise this?
Following the demise of Home Packs, energy performance certificates was retained a required element of moving house. An energy assessment should be commissioned before the property is advertised. It is not something that law firms normally organise. Where you are instructing a Dudley conveyancing solicitor they may be willing to arrange EPC’s due to their relationships with long established local accredited person
My stepmother informed me that in purchasing a property in Dudley there may be a number of restrictions limiting what one can do in terms of external alterations to a property. Is this right?
There are anumerous of properties in Dudley which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Dudley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have instructed a Dudley conveyancer having made sure that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Dudley surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Is it necessary to pay for insurance to cover chancel repairs when acquiring a house in Dudley?
Unless a previous acquisition of the house completed after 12 October 2013 you may assume that solicitors conducting conveyancing in Dudley to remain recommending a chancel search and or chancel repair liability policy.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what should have been a quick, no chain conveyancing. Dudley is where the house is located. Can you offer any opinion?
Flying freeholds in Dudley are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dudley you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dudley may decide 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.
I work for a reputable estate agent office in Dudley where we have witnessed a few leasehold sales put at risk due to short leases. I have been given contradictory information from local Dudley conveyancing firms. Please can you shed some light as to whether the vendor of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Leasehold Conveyancing in Dudley - A selection of Queries before Purchasing
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Can you inform me if there are any major works on the horizon that will likely add a premium to the maintenance costs? If a Dudley lease has no more than 80 years it will affect the marketability of the property. It is worth checking with your bank that they are willing to go ahead with the loan given the lease term. Leases with less than 80 years remaining means that you will probably have to extend the lease at some point and it is worth discovering how much this would cost. Remember, in most cases you will need to own the residence for two years in order to be eligible to extend the lease. Does this lease have more than 80 years unexpired?