Finally the sale completed on my house in Ladywood last September but my buyer keeps e-mailing me complaining that their conveyancer needs to hear from mine. What should have happened now that I have sold?
Following your house sale your conveyancer should send the transfer deeds and all of the paperwork to the purchaser's lawyers. Depending on the transaction, your conveyancer must also send confirmation that the mortgage has been repaid to the purchasers conveyancers. There is unlikely to be post completion procedures just for conveyancing in Ladywood.
A relative informed me that in buying a property in Ladywood there could be various restrictions affecting the ability to carry out external changes to a property. Is this right?
There are anumerous of properties in Ladywood which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Ladywood should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it the case that all Ladywood CQS (Conveyancing Quality Scheme) solicitors are on the UBS conveyancing list of approved practices?
A selection of banks and building societies now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
Our sealed bid on a house in Ladywood has been agreed to, but there is a chain. The vendors have put an offer on somewhere, but it’s not been accepted yet, and have viewings of other properties booked. I have chosen a high street conveyancing solicitor in Ladywood. What should be my next step? At what stage do I apply for the mortgage with Leeds Building Society?
It is normal to have concerns where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx one thousand pounds, then valuation, Ladywood conveyancing search charges, etc). First, you should check that your lawyer is on the Leeds Building Society conveyancing panel. Concerning the subsequent stages this very much depends on the uniqueness of your case, motivation for this property and on the state of the market. In a hot market some home buyers will apply for a home loan with Leeds Building Society and pay for the valuation and only if it was satisfactory would they request their solicitor to proceed with the conveyancing in Ladywood.
We are selling our home in Ladywood and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A high street Ladywood conveyancer would know that there is no such problem. It does beg the question why the buyers instructed a web based conveyancing practice as opposed to a conveyancing solicitor in Ladywood. Having lived in Ladywood for many years we know of no issue. Should we contact our local Authority to get confirmation need.
It would appear that you have a conveyancing firm currently acting for you. What do they say? 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 life insurance to cover that same ailment)
How does conveyancing in Ladywood differ for newly converted properties?
Most buyers of new build premises in Ladywood come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because new home sellers in Ladywood typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Ladywood or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Ladywood is where the house is located. Can you offer any opinion?
Flying freeholds in Ladywood are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ladywood you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ladywood may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My business partner and I are intending to take an assignment of a lease of an office on a shopping parade. Can you recommend solicitors offering no-sale-no charges for non-domestic conveyancing in Ladywood for less than 2k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Ladywood, including the sale and purchase of businesses as well as simply premises. Whether you are looking to buy or sell a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right lawyer. As for the charges this will depend on the structure and heads of terms of the proposed transaction. Please provide us with your contact information or telephone us so that we can furnish you with comprehensive commercial conveyancing calculation.