I am about to exchange buying a property in Timperley but as a consequence of damage from a small fire at the property I have was able negotiate reparation from the seller of £3k taking the form of a deduction in the price. I had intended this to be addressed as part of the conveyancing process however Kent Reliance will not agree to this. Why were they notified?
The conveyancing practitioner that is on the Kent Reliance conveyancing panel is required to disclose to Kent Reliance of any variations to the sale price. If you were to refuse your lawyer to report the reduction to Kent Reliance then they would have to discontinue acting for you. In addition, Kent Reliance and you would have to appoint a new property lawyer for your conveyancing in Timperley.
We are buying a property and need a conveyancing solicitor in Timperley who is on the Principality solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Principality . We don't recommend any particular firms conducting conveyancing in Timperley.
The deeds to our property are lost. The solicitors who handled the conveyancing in Timperley 4 years ago no longer exist. What do I do?
Assuming the title is registered the information relating to your proprietorship will be evidenced by the Land Registry with a Title Number. It is easy to execute a search at the Land Registry, locate your property and secure current copies of the Registered Entries for less than a fiver. Where the property is Leasehold then the Land Registry will also normally retain a file copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
I'm buying my first flat in Timperley with a mortgage from Chelsea Building Society. The developers refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not reveal to my lawyer about this deal as it could jeopardize my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I work for a reputable estate agent office in Timperley where we have witnessed a few leasehold sales jeopardised as a result of leases having less than 80 years remaining. I have received contradictory information from local Timperley conveyancing firms. Could you shed some light as to whether the owner of a flat can instigate the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Timperley Conveyancing for Leasehold Flats - Examples of Queries before Purchasing
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The answer will be important as a) areas may result in problems in the building as the communal areas may start to deteriorate where maintenance are not paid for b) if the leaseholders have a dispute with the managing agents you will need to have all the details The prefered form of lease structure is a share of the freehold. In this scenario the lessees enjoy control and although a managing agent is usually retained if the building is bigger than a house conversion, the managing agent employed by the leaseholders.
My brother mentioned that before selecting a conveyancing firm they need approved by your lender. This is my first home move but I have an offer in principle from Halifax and I already have a bricks and morter conveyancing lawyer in Timperley at the ready. Does Birmingham Midhshires insist on an approved lawyer to be selected? If so, where do I find that list so I can appoint a conveyancing solicitor in Timperley?
You should choose a solicitor that is on the Birmingham Midhshires panel. Just call your preferred Timperley conveyancing solicitor and ask if they are on the Birmingham Midhshires panel. If they are not approved you have numerous options available to you here:
- Carry on with your chosen Timperley conveyancing practitioner but Birmingham Midhshires will no doubt instruct a property lawyer on their approved list. The net impact is additional fees together with probable interruption.
- Get a new conveyancing practitioner to conduct the conveyancing, not forgetting to check that they are on the Birmingham Midhshires conveyancing panel.
- Convince your property lawyer to apply to join the lender panel.