Why would I appoint a Whitefield conveyancing company given that internet based conveyancers are cheap by comparison?
By all means make sure that you shop around for conveyancing costs in Whitefield and you should seek a reasonable fee calculation but don’t be focused with hunting for the lowest priced Whitefield conveyancer. Locating the right conveyancer can mark the distinction between a smooth and a frustrating home move. It is important that you ensure that you have expert guidance from a specialist lawyer. An e-mail can never take the place of a telephone conversation and can never replicate a face to face meeting. Our partner firms will allocate you a qualified and experienced conveyancing solicitor that will tackle your conveyancing from from the outset to completion, giving the sort of hand holding that you rarely receive from an internet conveyancer. He or She will inform you on headway making sure that you are never in the dark. Should it ever be necessary to phone the firm you will be sure who to ask for and we'll ensure you are kept fully informed.
My fiance and I are refinancing our penthouse in Whitefield with UBS. We have a son 19 who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the property is repossessed. I have two questions (1) Is this form unique to the UBS conveyancing panel as he never had to sign this form when we remortgaged 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to UBS. This is solely used to protect UBS if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of UBS had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Various web forums that I have frequented warn that are the primary reason for delay in Whitefield house deals. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays in the conveyancing process. Searches are unlikely to feature in any delay in conveyancing in Whitefield.
How does conveyancing in Whitefield differ for new build properties?
Most buyers of new build or newly converted property in Whitefield contact us having been asked by the developer to sign contracts and commit to the purchase even before the property is finished. This is because developers in Whitefield tend to buy 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 Whitefield or who has acted in the same development.
What does commercial conveyancing in Whitefield cover?
Commercial conveyancing in Whitefield covers a broad array of services, supplied by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
Are there frequently found problems that you encounter in leases for Whitefield properties?
There is nothing unique about leasehold conveyancing in Whitefield. Most leases are drafted differently and drafting errors can result in certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:
Maintenance charge proportions which don’t add up to the correct percentage A duty to insure the building
A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Birmingham Midshires, Coventry Building Society, and Clydesdale all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, forcing the purchaser to withdraw.
I bought a split level flat in Whitefield, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Whitefield with a long lease are worth £176,000. The ground rent is £50 charged once a year. The lease ceases on 21st October 2103
With 80 years unexpired we estimate the price of your lease extension to range between £8,600 and £9,800 plus professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.