The sellers of the house we are hoping to buy have appointed a conveyancing practitioner in Kings Heath who has recommended a preliminary agreement with a non-refundable deposit of 5k. Are such agreements sensible?
Lock out contracts are contracts between a property owner and prospective buyer granting the buyer a ‘clear field’ to the sale of the property for a limited period of time. Essentially, a lock out is a document specifying that you will receive a contract at a later time being the contract for the actual sale. It is generally used for buyer assurance though in many situations, the owner may stand to benefit from such agreements as well. There are numerous pros and cons to using them but you should to check with your solicitor but note that it may result in costing you more in conveyancing fees. For this these agreements are not popular in relation to conveyancing in Kings Heath.
Are the Kings Heath conveyancing solicitors identified as being on the Nottingham conveyancing panel, together with their details provided by Nottingham?
Kings Heath conveyancing firms themselves provide us confirmation that they are on the Nottingham conveyancing panel as opposed to being supplied with a list from Nottingham directly.
I am purchasing a 3 bedroom semi in Kings Heath. The intention is to an extension at the rear at the house.Will the conveyancing process involve checks to see if these works are allowed?
Your conveyancer should review the deeds as conveyancing in Kings Heath can on occasion identify restrictions in the title deeds which prohibit certain changes or require the consent of another owner. Some extensions need local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
Is it the case that all Kings Heath CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing panel?
Some major lenders now use CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
I am purchasing a property in Kings Heath. An unusual aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Lloyds your lawyer must follow the conveyancing requirements contained in Section two of UK Finance Lenders’ Handbook for Lloyds. The Council of Mortgage Lenders’ Handbook contains minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Lloyds where a lease does not satisfy these requirements. The requirements relate to the installation of panels on properties countrywide and is not restricted to Kings Heath.
About to purchase a new build flat in Kings Heath. Conveyancing is a frightening process 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 is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Kings Heath
Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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. Please confirm the Lease plans are architect prepared. Please supply a car parking plan.
I am a sole trader intending to lease a unit on a shopping parade. Can you recommend solicitors offering competitive costs for non-domestic conveyancing in Kings Heath for below 1500k?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Kings Heath, including the sale and purchase of businesses as well as simply premises. Whether you are hoping to purchase or dispose of a shop, pub, restaurant, office, retail premises or a whole business we will find you the right firm. Regarding the charges these will vary based on the structure and heads of terms of the deal. Let us have your details or email so as to enable us to furnish you with comprehensive commercial conveyancing calculation.
I purchased a flat in Kings Heath last 18/3/2021 and to date it is still not registered with HM Land Registry. It was part of a new estate and my lawyer told me that it may take one year to complete the registration formalities. I have spoken with the Land Registry directly and they say that the initial application was cancelled due to questions not being addressed in time. Do I need to be concerned?
It is your conveyancing practitioner that you should get in touch with in order to satisfy any concerns which have been raised as part of the registration process for your Kings Heath property. Normal Kings Heath conveyancing practice includes an undertaking on the part of the previous owner’s property lawyer that they will help resolve any question raised by HMLR so it may be a case of taking action to enforce that undertaking if necessary.