My Solicitor in Strood has never been on on the Birmingham Midshires Conveyancing Panel. Can I still continue with my prefered solicitor notwithstanding that they are excluded from the Birmingham Midshires list of approved lawyers?
Your options are as follows:
- Carry on with your preferred Strood lawyers but Birmingham Midshires will need to retain a solicitor on their list of acceptable firms. This will inevitably rack up the total conveyancing charges as well as cause frustration.
- Choose a new solicitor to to deal with the conveyancing, remembering to check they are on the Birmingham Midshires panel
Should commercial conveyancing searches disclose proposed roadworks that may affect a commercial site in Strood?
Many commercial conveyancing solicitors in Strood will perform a SiteSolutions Highways report as it reduces the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Strood. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Strood.
For each commercial conveyancing transaction in Strood it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Strood commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Strood.
Just had an offer accepted on a new build apartment in Strood. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Strood
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants.
I opted to have a survey carried out on a house in Strood in advance of retaining conveyancers. I have been told that there is a flying freehold element to the property. Our surveyor has said that some lenders may refuse to issue a mortgage on such a home.
It varies from the lender to lender. Lloyds has different instructions from Nationwide. Should you wish to call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Strood. Conveyancing will be smoother if you use a solicitor in Strood especially if they are familiar with such properties in Strood.
I was pointed in your direction by a few estate agents in Strood to select a property lawyer on your site. Is there a financial inducement for Estate Agents to promote your site over and above a competitor’s?
We refuse to give any referral fee for sending work our way. We thought it would be too underhand to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
Do you have any top tips for leasehold conveyancing in Strood with the intention of expediting the sale process?
- Much of the delay in leasehold conveyancing in Strood can be avoided where you get in touch lawyers the minute you market your property and request that they start to put together the leasehold documentation needed by the buyers’ lawyers. In the event that you altered the property did you need the Landlord’s consent? Have you, for example laid down wooden flooring? Most leases in Strood state that internal structural alterations or addition of wooden flooring require a licence from the Landlord acquiescing to such changes. Where you fail to have the consents in place do not communicate with the landlord without checking with your conveyancer in advance. You believe that you know the number of years remaining on your lease but it would be wise to double-check by asking your solicitors. A purchaser's lawyer will be unlikely to recommend their client to where the remaining number of years is less than 80 years. It is therefore important at an as soon as possible that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. If you have had conflict with your freeholder or managing agents it is essential that these are resolved before the property is marketed. The buyers 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 will still have to reveal particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as over as opposed to unresolved.
Strood Conveyancing for Leasehold Flats - A selection of Queries before Purchasing
Does the lease include onerous restrictions? Most Strood leasehold apartments will have a service bill for the upkeep of the block set on behalf of the landlord. Where you acquire the apartment you will have to meet this liability, normally periodically throughout the year. This may be anything from two or three hundred pounds to thousands of pounds for bigger purpose-built buildings. In all likelihood there will be a rentcharge for you to pay annual, ordinarily this is not a large sum, say about £25-£75 but you need to enquire it because sometimes it can be many hundreds of pounds.