We are buying a flat and need a conveyancing solicitor in Groby who is on the Bank of Ireland approved panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Groby.
My lawyer in Groby is not listed on the Birmingham Midshires Approved Panel. Can I still retain my prefered solicitor notwithstanding that they are excluded from the Birmingham Midshires approved list?
The limited options open to you here include:
- Carry on with your existing Groby solicitors but Birmingham Midshires will need to use a solicitor on their list of acceptable firms. This will inevitably rack up the total conveyancing fees and result in delays.
- Find a new lawyer to act in the purchase, remembering to check they are on the Birmingham Midshires panel
The estate agent has sent us the confirmation of our purchase of a new build apartment in Groby. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Groby
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. There must be mutual enforceability of lessee’s covenants.
As co-executor for the will of my aunt I am selling a property in Swansea but live in Groby. My solicitor (based 300 kilometers from merequires that I sign a statutory declaration ahead of completion. Could you suggest a conveyancing solicitor in Groby to witness and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are based in Groby
Do you have any top tips for leasehold conveyancing in Groby with the intention of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Groby can be reduced where you appoint lawyers as soon as your agents start advertising the property and ask them to collate the leasehold information needed by the buyers’ solicitors. If there is a history of conflict with your landlord or managing agents it is essential that these are settled before the property is put on the market. The buyers and their solicitors will be nervous about purchasing a flat where there is an ongoing dispute. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as historic rather than ongoing. Some Groby leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain bank and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors. Many freeholders or Management Companies in Groby charge for supplying management packs for a leasehold home. You or your lawyers should enquire as to the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most frequent cause of delay in leasehold conveyancing in Groby.
I acquired a studio flat in Groby, conveyancing having been completed in 2011. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Groby with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease runs out on 21st October 2086
With only 65 years remaining on your lease we estimate the premium for your lease extension to span between £13,300 and £15,400 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be 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.
I am contemplating choosing an online conveyancer ahead of a Groby conveyancing practice. Am I making a mistake?
Numerous benefits exist in being able to attend a local Groby conveyancing solicitor for example
- signing documents same day
- having face-to-face explanations of issues that you need help with
- the ability to raise concerns if things go pear-shaped
When comparing fees, look out for hidden extras. Most decent Groby high street solicitors give an all-inclusive price. Often online companies appear to offer cheap prices, yet have burried 'extras' in the fine print.