We see that you have a post code search directory identifying firms on the Clydesdale conveyancing panel. Do companies pay you a commission if I instruct them for our own conveyancing in tipton?

We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in tipton.

We're in tipton, First time buyers buying with a mortgage (lender is Virgin Money , and our solicitor is on the Virgin Money conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Virgin Money conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I am assisting my aunt sell her house in tipton. Will the conveyancing solicitor order an energy performance certificate or it is for the seller to see to?

Following the abolition of Home Packs, EPC’s was kept a mandatory component of selling a property. An energy assessment must be commissioned prior to the property being advertised. It is not a task that law firms ordinarily organise. Where you are using a tipton conveyancing lawyer they may help arrange EPC’s due to their relationships with reputable tipton accredited person

I'm the only beneficiary of my late mum's estate and I have everything in my name alone, including the my former home in tipton. The tipton property was put into my name in November. I plan to dispose of the house. I do know about the CML six month 'rule', meaning my proprietorship may be considered the same way as if I'd bought the property in November. Do I have to wait 6 months to sell?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. How sensible a view banks take of it, depend on the bank as this requirement chiefly exists to pick up on the purchase and immediately sell or the flipping of property.

We had instructed solicitors located in tipton on the Santander solicitor panel. They are now charging me a further fee for the legal aspects of the Santander mortgage. Is this a supplemental conveyancing fee set by Santander?

As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your conveyancing practitioner may charge a fee for this. The charge is not set by Santander but by your tipton conveyancing practitioner. Plenty of firms on the Santander panel will charge an ‘acting for lender’ fee and others do not.

We're novice buyers - had an offer accepted, but the agent informed us that the seller will only issue a contract if we appoint their chosen solicitors as they need an ‘expedited deal’. We would rather use a high street conveyancer used to conveyancing in tipton

We suspect that the seller is not behind this request. Should the owner desire ‘a quick sale', alienating a genuine buyer is likely to cause more damage than good. Avoid the agents and go straight to the sellers and explain that (a)you are serious buyers (b)you are excited to move forward, with finances in place © you do not need to sell (d) you wish to move quickly (e)however you are going to instruct your preferred tipton conveyancing lawyers - rather thanthose that will give the negotiator at the agency a commission or meet his conveyancing thresholds demanded by HQ.

I am looking at a couple of flats in tipton which have in the region of fifty years left on the lease term. Will this present a problem?

There is no doubt about it. A leasehold apartment in tipton is a deteriorating asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it adversely affects the salability of the property. For most buyers and mortgage companies, leases with under 75 years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with tipton conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I own a leasehold flat in tipton, conveyancing formalities finalised May 1998. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in tipton with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease expires on 21st October 2090

With only 66 years unexpired the likely cost is going to span between £12,400 and £14,200 as well as costs.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.