Can the conveyancing lawyers identified via your search tool perform attended exchange conveyancing in Small Heath?
We do have a number of conveyancing specialists carrying out attended exchanges. Please e-mail us to get a fee calculation and details as to dates.
Having sold my house in Small Heath last November but our buyer keeps SMS messaging me complaining that his conveyancer needs to hear from mine. What are the post completion sale legalities following completion?
Following your sale your solicitor is duty bound to send the transfer deeds and all supplemental paperwork to the purchaser's conveyancer. Where relevant, your conveyancer should also evidence that the mortgage has been paid off to the buyers lawyers. There are no post completion formalities specific conveyancing in Small Heath.
We're in Small Heath, First time buyers purchasing with a mortgage (lender is Lloyds , and our lawyer is on the Lloyds conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Lloyds conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
How does conveyancing in Small Heath differ for new build properties?
Most buyers of new build or newly converted property in Small Heath come to us having been asked by the builder to sign contracts and commit to the purchase even before the property is finished. This is because developers in Small Heath usually acquire the real estate, 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 used to new build conveyancing in Small Heath or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Small Heath is where the house is located. Is there any advice you can impart?
Flying freeholds in Small Heath are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Small Heath you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Small Heath 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 residence.
Can you provide any top tips for leasehold conveyancing in Small Heath from the point of view of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Small Heath can be bypassed if you get in touch lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold information needed by the buyers’ lawyers. Many freeholders or Management Companies in Small Heath levy fees for supplying management packs for a leasehold property. You or your lawyers should find out the actual amount of the charges. The management information can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Small Heath. If you have had conflict with your freeholder or managing agents it is very important that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be reluctant to purchase a property where there is a current dispute. You may need to swallow your pride and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over as opposed to ongoing. If you have carried out any alterations to the premises would they have required Landlord’s approval? Have you, for example laid down wooden flooring? Small Heath leases often stipulate that internal structural alterations or installing wooden flooring require a licence from the Landlord acquiescing to such alterations. If you fail to have the consents to hand you should not contact the landlord without contacting your lawyer in advance. Some Small Heath leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors.
Small Heath Leasehold Conveyancing - Examples of Queries before Purchasing
Are any of leasehold owners in arrears of their service charge payments? Best to be warned if redecorating or some other significant cost is anticipated to be shared amongst the tenants and will dramatically impact the level of the service charges or result in a specific payment. The prefered form of lease structure is where the freehold title is owned by the leaseholders. In this situation the tenants benefit from control and although a managing agent is usually retained where it is larger than a house conversion, the managing agent is directed by the tenants.