is it true that all Mickleover conveyancing solicitors on the Principality conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Principality approved list of solicitors they would need to be overseen by the SRA. Many mortgage companies do permit licenced conveyancers on their panel and in that case the organisation would be overseen by the Council of Licensed Conveyancers.
I am currently in the process of buying my council flat in Mickleover. I have a mortgage offer with Principality. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Principality, you will need to appoint a solicitor on the Principality conveyancing panel.
I recently had an offer agreed on an apartment in Mickleover. My financial adviser suggested a lawyer. I paid an upfront payment of £225. Shortly after, the conveyancer contacted me embarrassingly acknowledging that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am intent on selling our home in Mickleover and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any high street Mickleover lawyer would know this is not the case. It does beg the question why the buyers used a factory type conveyancing practice rather than a conveyancing solicitor in Mickleover. We have lived in Mickleover for many years we know of no issue. Should we contact our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You must enquire of 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 sickness)
I'm purchasing my first flat in Mickleover with the aid of help to buy. The builders refused to move on the amount so I negotiated £7000 of additionals instead. The property agent told me not reveal to my solicitor about this extras as it could impact my loan with HSBC Bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I opted to have a survey completed on a property in Mickleover prior to appointing lawyers. I have been advised that there is a flying freehold element to the property. My surveyor advised that some mortgage companies will refuse to grant a mortgage on this type of premises.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. If you e-mail us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Mickleover. Conveyancing may be slightly more expensive based on your lender's requirements.
My business partner and I are wishing to lease a unit on a shopping parade. Can you recommend solicitors offering no-sale-no charges for non-domestic conveyancing in Mickleover for less than £2000?
We can recommend firms who host a wealth of experience of commercial conveyancing in Mickleover, including the sale and acquisition of businesses as well as simply property. Whether you are intending to buy or lease a shop, pub, restaurant, office, retail unit or a whole business we will find you the right firm. Regarding the costs these will vary based on the structure and heads of terms of the proposed transaction. Let us have your contact information or call so as to enable us to furnish you with comprehensive commercial conveyancing calculation.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £325,000 garden flat in Mickleover next Monday. The management company has quoted £348 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Mickleover?
Mickleover conveyancing on leasehold maisonettes often requires the buyer’s lawyer submitting enquiries for the landlord to answer. Although the landlord is under no legal obligation to address such questions the majority will be willing to do so. They are entitled to invoice a reasonable charge for responding to enquiries or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some cases it exceeds £800. The administration charge demanded by the landlord must be accompanied by a synopsis of entitlements and obligations in relation to administration fees, otherwise the charge is technically not due. In reality one has no choice but to pay whatever is requested of you if you want to sell the property.
I invested in buying a garden flat in Mickleover, conveyancing having been completed 3 years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Mickleover with over 90 years remaining are worth £191,000. The ground rent is £55 invoiced every year. The lease runs out on 21st October 2076
With just 53 years unexpired we estimate the price of your lease extension to range between £27,600 and £31,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.