When it comes to lenders such as HSBC, do Fernhill Heath lawyers incur a fee to be on the list of approved solicitors?
We are unaware of any bank fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I recently had an offer accepted on a house in Fernhill Heath. My financial adviser recommended their conveyancers. I paid an upfront payment of £225. A couple of days later, the conveyancer contacted me to say that they were not on the TSB 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 TSB 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 am selling my flat. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, UBS are being a right pain. The Fernhill Heath solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
We are downsizing from our property in Fernhill Heath and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local lawyer would know that there is no such problem. For the life of me I don't know why the buyers used an online conveyancing firm rather than a conveyancing solicitor in Fernhill Heath. We have lived in Fernhill Heath for 5 years we know that this is a non issue. Should we contact our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I have justfound out that Stirling Law have closed. They carried out my conveyancing in Fernhill Heath for a purchase of a leasehold apartment 9 months ago. How can I check that my home is registered correctly in the name of the previous owner?
The quickest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Fernhill Heath conveyancing specialists.
I decided to have a survey completed on a house in Fernhill Heath in advance of retaining solicitors. I have been informed that there is a flying freehold overhang to the property. Our surveyor has said that some banks may not issue a mortgage on such a house.
It depends who your proposed lender is. HSBC has different instructions from Halifax. If you e-mail us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Fernhill Heath. Conveyancing will be smoother if you use a solicitor in Fernhill Heath especially if they regularly deal with such properties in Fernhill Heath.
In sourcing the internet for the phrase cheap conveyancing in Fernhill Heath it shows results of many solicitorslocally. How do I determine which is the suitable conveyancer for my move?
The best method of choosing the right conveyancer is via trusted recommendation, so seek the guidance of friends and family who have acquired a property in Fernhill Heath or a local estate agent or financial adviser. Fees for conveyancing in Fernhill Heath differ, so it's sensible to obtain a minimum of four costs illustrations from varying types of solicitors. Dont forget to clarify that the charges are assured not to increase.
I've recently bought a leasehold house in Fernhill Heath. Do I have any liability for service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee 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 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 inherited a split level flat in Fernhill Heath, conveyancing was carried out in 2007. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Fernhill Heath with an extended lease are worth £197,000. The ground rent is £55 invoiced annually. The lease terminates on 21st October 2080
With 56 years remaining on your lease we estimate the price of your lease extension to span between £29,500 and £34,000 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.