I require conveyancing for an apartment in a relatively new development (seven years old) in Emersons Green. Almost all the appartments are already disposed of. Do I need carry out the neighbourhood searches as part of conveyancing in Emersons Green?
If you are acquiring a property with the assistance of a loan, your bank will require some (many) of the searches so you'll have no choice. If not, then Emersons Green conveyancing searches are optional. Your solicitor, will 'advise', perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or it may be necessary to instruct a new lawyer for your conveyancing in Emersons Green.
I purchased a freehold house in Emersons Green but still invoiced for rent, why is this and what is this?
It’s unusual for properties in Emersons Green and has limited impact for conveyancing in Emersons Green but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
If you had a top tip for choosing a conveyancing solicitor in Emersons Green what would it be?
We would encourage you not to go for the cheapest Emersons Green conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. 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 ahead of time.
My husband and I have organised the release of further monies on our mortgage from Bank of Ireland as we intend to conduct alterations to our property in Emersons Green. Are we obliged to choose a bricks and mortar Emersons Green solicitor on the Bank of Ireland conveyancing panel to deal with the legals?
Bank of Ireland would not normally appoint a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland conveyancing panel.
After weeks of negotiation I have agreed a price on a house in Emersons Green. My mortgage broker pressured me to appoint their lawyer. I paid an on account payment of £200. Not long after, the property lawyer called me embarrassingly acknowledging that they were not on the Virgin Money 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 Virgin Money 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.
I got the keys to my flat on 6 July and my personal details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Emersons Green advises it would be formalised in less than a month. Are transfers in Emersons Green particularly slow to register?
There is nothing unique when it comes to conveyancing in Emersons Green registration formalities. As opposed to being determined by geographic area, timeframes can vary according to the party submitting the application, whether it is in order and whether the Land registry must send notices to any interested parties. At present roughly three quarters of submission are fully addressed in less than three weeks but some can be subject to longer hold-ups. Registration occurs once the purchaser has moved in to the premises therefore 'speed' is not usually top priority yet where there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for the application to be prioritised.
How does conveyancing in Emersons Green differ for new build properties?
Most buyers of new build property in Emersons Green come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is finished. This is because developers in Emersons Green typically buy 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 conveyancers 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 accustomed to new build conveyancing in Emersons Green or who has acted in the same development.
I am looking for a leasehold apartment up to £235,500 and identified one round the corner in Emersons Green I like with open areas and station in the vicinity, the downside is that it's only got 51 years on the lease. I can't really find anything else in Emersons Green suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a mortgage the shortness of the lease will likely be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.