When will exchange of contracts happen for domestic conveyancing in Mossley Hill and am I required to attend the lawyers office?
If you are near to our conveyancing solicitors in Mossley Hill you are invited in to sign the paperwork. That being said, the lender approved solicitors we work with provide countrywide coverage for conveyancing and provide as equally comprehensive and professional a job for you when communicating with you electronically. The executing of the contract is not the point of no return. Signing on the dotted line is just a prerequisite for the firm to officially exchange at the appropriate time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Mossley Hill)to be in the office available at the end of the phone to exchange contracts.
Our mortgage company has recommended solicitors on their panel based in Mossley Hill but I would rather choose a conveyancing lawyer in Mossley Hill local to me. Can you help?
The minority of Mossley Hill conveyancing practitioners are listed all lender’s conveyancing panel. Do make the most of the above search tool to identify a Mossley Hill conveyancing conveyancer on the on the bank panel.
I used Action Conveyancing a few years past for my conveyancing in Mossley Hill. Now, I need my documents but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Mossley Hill of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Mossley Hill is the location of the property. Is there any guidance you can impart?
Flying freeholds in Mossley Hill are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Mossley Hill you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Mossley Hill 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 premises.
I am looking at a two maisonettes in Mossley Hill both have in the region of 50 years remaining on the lease term. Should I regard a short lease as a deal breaker?
There is no doubt about it. A leasehold apartment in Mossley Hill is a wasting asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it adversely affects the salability of the property. The majority of purchasers and mortgage companies, leases with less than eighty years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Mossley Hill conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I purchased a garden flat in Mossley Hill, conveyancing was carried out in 2005. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Mossley Hill with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease comes to an end on 21st October 2099
With just 74 years unexpired we estimate the premium for your lease extension to span between £8,600 and £9,800 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.
Should local authority consent be necessary to change a house into a couple of appartments in Mossley Hill? This has been done to a house opposite to my house in Mossley Hill and was not aware of the conversion until it was done.
Planning consent is required for converting a single house in Mossley Hill into apartments but possibly not for converting back to single dwelling-house so, in answer to your question, yes,a it is required.