I am getting a mortgage with Nat West. I hope to retain the legal services of a Licensed Conveyancer in Kings Heath. Does the Nat West Solicitor panel include conveyancers regulated by the CLC?
The Nat West approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
I have just over seventy years unexpired on my lease and need a lease extension for my flat in Kings Heath. Conveyancing solicitors on the Platform panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Platform have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 29/3/2023 the requirements read as follows :
We are close to exchanging contracts on the sale of our home in Kings Heath and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed an online conveyancing practice rather than a conveyancing solicitor in Kings Heath. Having lived in Kings Heath for many years we know that this is a non issue. Is it a good idea to contact our local Authority to get clarification need.
It would appear that you have a conveyancing solicitor already. What do they say? You must 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)
What makes your site different to other web based conveyancing solicitors when it comes to conveyancing in Kings Heath?
At this site secure a fixed fee quote from a Solicitor or Licensed Conveyancer that understands the issues for your conveyancing in Kings Heath. Unlike many estate agents and many comparison sites we do not have kick-back deals with solicitors. A large number of agents and online brokers 'recommend' solicitors paying the highest per referral, as opposed to the best value conveyancing in Kings Heath
Is it best to choose a Kings Heath conveyancing practitioner based in the location that I am hoping to buy? We have a good friend who can deal with the conveyancing however her office is approximately 350miles away.
The benefit of a high street Kings Heath conveyancing firm is that you can pop in to execute documents, hand in your identification documents and apply pressure on them where appropriate. Having local Kings Heath know how is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and the majority were content that must trump using an unknown Kings Heath conveyancing solicitor solely due to them being local.
I've recently bought a leasehold property in Kings Heath. Do I have any liability for service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous owner 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 be sure 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).
Kings Heath Leasehold Conveyancing - Examples of Questions you should consider Prior to buying
It would be sensible to find out as much as you can regarding the company managing the block as they will affect your use and enjoyment of the property. Being a leasehold owner you are frequently in the clutches of the managing agents from a financial perspective and when it comes to practical issues like the tidiness of the common parts. Don't be afraid to ask other people what they think of them. Finally, investigate as to the dates that you are obliged pay the maintenance charge to the appropriate party and specifically how they are spending that money. If a Kings Heath lease has fewer than eighty years it will affect the value of the apartment. Check with your mortgage company that they are happy with the length of the lease. Leases with less than 80 years remaining means that you will probably need a lease extension at some point and you need to have some idea of what this will be. Remember, in most cases you would be be obliged to have owned the property for two years in order to be legally able to carry out a lease extension.