Do I find a Licenced Conveyancer or Solicitor for conveyancing in Alvechurch?

There are two types of lawyers who can execute conveyancing in Alvechurch namely licenced conveyancers or solicitors. The two can provide the legal services that you need to complete the sale or acquisition of property. Both are duty bound to execute Alvechurch conveyancing to the same quality and guidelines so you can be safe in the knowledge that your conveyancing will be professionally administered and that the necessary procedures will be accurately followed.

We had instructed conveyancing lawyers with offices in Alvechurch on the UBS solicitor approved list. They are now charging me a separate amount for the legal aspects of the UBS mortgage. Is this a supplemental conveyancing fee set by UBS?

Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your lawyer may charge a fee for this. The charge is not set by UBS but by your Alvechurch solicitor. Numerous firms on the UBS panel will charge ’dealing with mortgage’ fee and others do not.

I have a mortgage with TSB for my property in Alvechurch. Conveyancing has been completed a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?

Your original mortgage agreement with TSB will provide that you need their approval in advance of letting out your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. It should not be necessary to do this via a TSB conveyancing panel lawyer.

My relative suggested that where I am buying in Alvechurch I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is usually included in the estimate for your Alvechurch conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about Alvechurch around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Alvechurch Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information regarding Alvechurch.

Just had an offer accepted on a new build flat in Alvechurch. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Alvechurch

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I have been on the look out for a ground for flat up to £245,000 and found one round the corner in Alvechurch I like with amenity areas and station nearby, the downside is that it's only got 52 remaining years left on the lease. There is not much else in Alvechurch for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you need a mortgage the shortness of the lease may be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.

I happen to be an executor of my recently deceased mother’s Will, with a bungalow in Alvechurch which will be marketed. The property has never been registered at the Land Registry and I'm told that some buyers solicitors will insist that it is in place before they will proceed. What's the mechanism for this?

In the circumstances that you have set out it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.