AssumingI were to purchase a freehold homein Small Heath for cash and have no survey and no local authority searches how much would I expect to have to pay for conveyancing in Small Heath?
Any savings you would achieve would be isolated to the disbursement for searches. A solicitor still be obliged to do everything else - money laundering, communicating with your vendors solicitor, stamp duty submission, register the title etc. A slight saving might be made by not needing to register a mortgage but it won't be significant.
My aunt passed away six months ago and as sole heir and executor I was left the house in Small Heath. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this allowed?
Where you intend to re-mortgage then Co-operative will require that you use a conveyancer on the Co-operative conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Co-operative conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Co-operative mortgage is registered as a charge at the Land Registry.
Have just purchased a repossessed house at auction in Small Heath. Conveyancing is required. What happens now?
Having exchanged you now have to appoint a conveyancing practitioner quickly as you are faced with a fast approaching a fixed date to complete the property. An auction property will have a corresponding auction set of papers. This will include evidence of title and search results. Where you are dealing with leasehold premises the auction papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You need to hand this to your appointed conveyancing solicitor ASAP. You also need to ensure that that you have the requisite funding organised to complete the transaction on the set completion date.
How can we know in advance if a Small Heath conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Small Heath seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor handling your transaction.
We have agreed to purchase a house in Small Heath. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?
As you are obtaining a mortgage with HSBC your lawyer must follow the formal requirements outlined in Part two of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to HSBC where a lease does not comply with these requirements. The conditions relate to the installation of panels on properties in England and Wales and is not restricted to Small Heath.
I have been told that property searches are the main reason for obstruction in Small Heath conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances during the legal transfer of property. Searches are unlikely to feature in any slowing down conveyancing in Small Heath.
How easy is it to transfer to a new solicitor as I have to choose one who is on the Bank of Ireland conveyancing list. I had appointed a family conveyancing solicitor in Small Heath round the corner but he is not approved by Bank of Ireland
It would be our pleasure to assist you select a conveyancing solicitor in Small Heath on the Bank of Ireland panel. Please note that the solicitors that we list do not pay us a referral fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Small Heath. Using search facility on this website, you can contrast charges for conveyancing solicitors in Small Heath and beyond.
Last February I purchased a leasehold house in Small Heath. Am I liable to pay service charges for periods before 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. Strange as it may seem, 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).
Leasehold Conveyancing in Small Heath - A selection of Questions you should ask Prior to buying
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The answer will be helpful as a) areas can cause problems for the building as the communal areas may start to deteriorate where services are not paid for b) if the leaseholders have a dispute with the running of the building you will wish to know about it Please note if it is fewer than 80 years it will have adverse implications on the marketability of the apartment. Check with your mortgage company that they are willing to to proceed given the lease term. Leases with less than 80 years remaining means that you will almost definitely need a lease extension at some point and you need to have some idea of how much this would cost. For most Small Heathlease extensions you would need to own the premises for a couple of years before you are entitled to extend the lease. How is the lease structured?