My wife and I have arranged the release of further funds on our home loan from Co-operative as we wish to conduct renovations to our home in Whiteley. Do we need to choose a high street Whiteley solicitor on the Co-operative conveyancing panel to deal with the legals?
Co-operative do not ordinarily require firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative panel.
I have paid off my mortgage with Barclays. I assume I don't need a Whiteley conveyancing practitioner on the Barclays panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
After months of negotiation I have agreed a price on a house in Whiteley. My mortgage broker suggested a property lawyer. I paid an advanced payment of £175. A couple of days later, the conveyancer contacted me to say that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Should my lawyer be raising enquiries about flooding during the conveyancing in Whiteley.
Flooding is a growing risk for solicitors specialising in conveyancing in Whiteley. Plenty of people will acquire a property in Whiteley, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Conveyancers are not best placed to impart advice on flood risk, but there are a number of checks that can be initiated by the purchaser or by their lawyers which will give them a better understanding of the risks in Whiteley. The standard completed inquiry forms given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to discover whether the property has suffered from flooding. In the event that the residence has been flooded in past which is not disclosed by the seller, then a purchaser may commence a compensation claim as a result of such an incorrect answer. A buyer’s lawyers should also conduct an enviro search. This should indicate if there is a recorded flood risk. If so, more detailed inquiries should be made.
How do I locate a Whiteley solicitor on the Birmingham Midshires conveyancing panel? I drive a motor bike and am willing to travel upto 10miles to meet the lawyer.
Feel free to make use of the facility on this page. Please select a lender and your location and you will see a number of Whiteley conveyancing lawyers located nearest you. We have listed some Whiteley conveyancing firms towards the end of this page and you can ring them to verify if they are on the Birmingham Midshires member panel
Harry (my fiance) and I may need to sub-let our Whiteley garden flat for a while due to a career opportunity. We used a Whiteley conveyancing practice in 2002 but they have closed and we did not have the foresight to get any advice as to whether the lease permits subletting. How do we find out?
The lease dictates the relationship between the freeholder and you the flat owner; in particular, it will say if subletting is prohibited, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Whiteley do not contain an absolute prevention of subletting – such a clause would undoubtedly devalue the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.
I own a garden flat in Whiteley, conveyancing having been completed 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Whiteley with over 90 years remaining are worth £175,000. The ground rent is £65 per annum. The lease expires on 21st October 2082
With 58 years remaining on your lease we estimate the premium for your lease extension to span between £23,800 and £27,400 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.
I am are seeking to find an affordable conveyancing lawyer in Whiteley to help me sell my apartment. I I am concerned about being overcharged and there are many Whiteley conveyancing practices to choose from...who's the best?
A trustworthy personal recommendation from a friend or family member who has instructed a conveyancing solicitor previously is no doubt a best. You are likely to know someone who has used a conveyancing lawyer at some point. Feel free to utilise our tool to compare Whiteley conveyancing quotes