We note that you have a search directory identifying firms on the RBS conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in Irlam and Cadishead?
We are a listing service only for law firms wishing to communicate if they are on the RBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Irlam and Cadishead.
I got the keys to my apartment on 3 November and the transaction details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Irlam and Cadishead said it should be dealt with inside ten days. Are transfers in Irlam and Cadishead particularly slow to register?
There is nothing unique when it comes to conveyancing in Irlam and Cadishead registration formalities. As opposed to being determined by geographic area, timescales can vary according to who lodges the application, whether it is in order and whether the Land registry have to notify any interested persons or bodies. As of today approximately three quarters of such applications are completed in less than three weeks but occasionally there can be protracted hold-ups. Historically registration occurs after the purchaser is living at the property therefore an expedited registration is not typically top priority but if it is urgent that the the registration takes place urgently then you or your conveyancer could communicate with the Registry to express the reasoning for the application to be prioritised.
I have been recommended by a few selling agents in Irlam and Cadishead to select a property lawyer using your seach tool. Is there a financial advantage for Estate Agents to offer your lawyers over alternative conveyancing organisations?
We don’t offer any financial incentive for directing people to this site. We found it would be just too difficult a fee because members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
We're novice buyers - had an offer accepted, yet the estate agent informed us that the owners will only proceed if we appoint their preferred conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a family solicitor accustomed to conveyancing in Irlam and Cadishead
It is highly unlikely the vendors are behind this. Should the owner desire ‘a quick sale', taking such a hostile approach to a motivated buyer is not the way to achieve this. Contact the owners directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you will continue to use your preferred Irlam and Cadishead conveyancing solicitors - as opposed tothe ones that will give the negotiator at the agency a referral fee or achieve conveyancing figures pre-set by head office.
I own a leasehold house in Irlam and Cadishead. Conveyancing and Birmingham Midshires mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1993. The conveyancing solicitor in Irlam and Cadishead who previously acted has long since retired. What should I do?
First make enquiries of the Land Registry to be sure that this person is indeed the new freeholder. It is not necessary to incur the fees of a Irlam and Cadishead conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the registered owner of a 1st floor flat in Irlam and Cadishead, conveyancing was carried out in 1997. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Irlam and Cadishead with over 90 years remaining are worth £190,000. The ground rent is £45 charged once a year. The lease comes to an end on 21st October 2087
With only 62 years remaining on your lease the likely cost is going to span between £17,100 and £19,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.
Our lawyer in Irlam and Cadishead has discovered a a problem with the lease for the apartment we are buying in Irlam and Cadishead. The other side have put forward defective title insurance as a solution. We are content with insurance and will pay for it. Our solicitor has advised that as he is on the bank conveyancing panel he must check that the lender is happy with this solution. Who is the client here, us or the bank?
Just because you have a mortgage offer from the mortgage company does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Irlam and Cadishead conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the lender are the client. The appropriate lender requirements have to be complied with by the mortgage company conveyancing panel who has to balance acting for you and the mortgage company