I am about to exchange on the purchase of a house in Small Heath but as a consequence of wreckage from a small fire at the property I have was able negotiate reparation from the current proprietors of three thousand pounds taking the form of a adjustment in the price. I had intended this to be dealt with as part of a side agreement however Aldermore will not permit this. Should they have been informed?
The conveyancer being on a Aldermore conveyancing panel is duty bound to advise Aldermore of any variations to the purchase price. If you prohibit your solicitor to report the price change to Aldermore then they would have to discontinue acting for you. In addition, Aldermore and you would have to appoint a new lawyer for your conveyancing in Small Heath.
We see that you have a search directory identifying law firms on the Co-operative conveyancing panel. Do companies pay you a commission if I instruct them for our own conveyancing in Small Heath?
We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Small Heath.
This question may be naive but I am unexperienced as FTB of a two bedroom flat in Small Heath. Do I collect the keys to the premises on completion from my solicitor? If so, I will find a local conveyancing solicitor in Small Heath?
On the day of completion you will not be required to go to the conveyancers office in Small Heath. Your solicitors will transfer the purchase money to the seller's solicitors, and shortly after the monies have arrived, you will be able to collect the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
I'm in the process of viewing houses in Small Heath and I am now considering a potential offer. Is it advisable to have a conveyancer on ‘stand by’? I intend to finance via a home loan with Yorkshire BS.
It would be sensible to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are taking out a mortgage with Yorkshire BS, ask your prospective lawyers if they are on the Yorkshire BS conveyancing panel otherwise they can't do the mortgage legal work.
Completion of my purchase has taken place for my property in Small Heath. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
How does conveyancing in Small Heath differ for newly converted properties?
Most buyers of new build premises in Small Heath approach us having been asked by the developer to exchange contracts and commit to the purchase even before the house is constructed. This is because developers in Small Heath tend to purchase 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 accustomed to new build conveyancing in Small Heath or who has acted in the same development.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Small Heath is where the house is located. What do you suggest?
Flying freeholds in Small Heath are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Small Heath you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Small Heath may decide 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 property.
In what way can the Landlord & Tenant Act 1954 impact my commercial premises in Small Heath and how can your lawyers assist?
The 1954 Act provides protection to commercial lessees, granting the right to apply to court for a new lease and continue in occupation when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Small Heath is one of the numerous areas of the UK in which our lawyers are located