What can a local search reveal regarding the property we're buying in Small Heath?
Small Heath conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations for instance Onsearch The local search plays a central part in most Small Heath conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search will provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
I completed on my apartment on 1 October and the transaction details is yet to be registered. Any reason for this? My conveyancing solicitor in Small Heath expressed confidence that it should be concluded in a couple of weeks. Are transfers in Small Heath particularly slow to register?
There is nothing unique about conveyancing in Small Heath registration formalities. As opposed to being determined by geographic area, timescales can vary according to who lodges the application, whether it is in order and if the Land registry communicate with any 3rd parties. Currently roughly three quarters of such applications are fully addressed within 12 days but some can be subject to protracted hold-ups. Historically registration is effected after the new owner is living at the property thus post completion formalities is not usually an essential issue but if there is a degree of urgency associated with the registration then you or your solicitor can speak with the land registry and explain the circumstances.
I have been on the look out for a ground for flat up to £235,500 and found one close by in Small Heath I like with amenity areas and transport links nearby, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Small Heath in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term may be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.
I am a sole trader planning to take an assignment of a lease of a shop on the high street. Can you recommend solicitors offering no-sale-no fees for commercial conveyancing in Small Heath for under 2k?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Small Heath, including the disposal and acquisition of businesses as well as simply premises. Whether you are hoping to buy or lease a shop, pub, restaurant, office, retail unit or a complete business we can find you the right solicitor. As for the fees this will depend on the structure and nuances of the proposed transaction. Please provide us with your contact information or call so as to enable us to furnish you with a detailed commercial conveyancing calculation.
My father-in-law has urged me to use his conveyancing solicitors in Small Heath. Should I choose my own property lawyer?
Much as we are happy to recommend a Small Heath conveyancing lawyer the best way to find a conveyancing solicitor is to seek feedback from friends or relatives who have actually used the conveyancer that you are considering.
What advice can you give us when it comes to choosing a Small Heath conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a property lawyer for lease extension works (regardless if they are a Small Heath conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with two or three firms including non Small Heath conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:
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How familiar is the practice with lease extension legislation? What volume of lease extensions has the firm conducted in Small Heath in the last year?
Small Heath Conveyancing for Leasehold Flats - A selection of Questions you should ask before Purchasing
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How many of the leaseholders are in arrears for their service charge payments? It would be wise to enquire if the the lease contains any adverse restrictions in the lease. By way of example plenty of leases prohibit pets being allowed in in a block in Small Heath. If you like the propertyin Small Heath but your dog can’t move with you then you will be presented with a hard determination. Who manages the block?