Me and my partner are acquiring property in Moseley. My property lawyer has never been on on the lender solicitor list. Am I still permitted to appoint my Moseley conveyancing solicitor even though they are not on the bank panel of approved conveyancing solicitors?
You have a couple of choices available to you here
- Complete the deal with your preferred Moseley but your lender will no doubt appoint a from their approved panel. This will result in additional fees together with potential interruption.
- Get a new to conduct the conveyancing, making sure they are on the lender conveyancing panel.
- Appeal to your to seek to join the mortgage company panel
I have today made my last payment due on my mortgage with . I assume I don't need a Moseley on the panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your 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 mortgage from the register. , 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 has sent the Land Registry the discharge electronically, and
- has instructed the Land Registry to do so
The mortgage over my property is with for my property in Moseley. Conveyancing was finalised 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform ?
Your original mortgage agreement with will provide that you need their approval prior to renting your property as this is likely to be a breach of ’s mortgage conditions. It may be that will allow you to rent 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 directly. It should not be necessary to do this via a conveyancing panel lawyer.
After shopping around on the internet I have found a Moseley having checked that they are on the conveyancing panel. Does my lawyer arrange the survey of the property?
will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Moseley surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Are there restrictive covenants that are commonly identified as part of conveyancing in Moseley?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Moseley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am a sole trader intending to lease a unit on a shopping parade. Can you recommend lawyers offering competitive charges for commercial conveyancing in Moseley for under £1,200?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Moseley, including the sale and acquisition of businesses as well as simply property. If you are intending to purchase or dispose of a shop, pub, restaurant, office, retail unit or a complete business we will find you the right solicitor. As for the fees this will depend on the structure and complexity of the proposed transaction. Let us have your details or telephone us so that we can provide you with comprehensive commercial conveyancing quote.
I own a 1st floor flat in Moseley, conveyancing having been completed in 1995. How much will my lease extension cost? Corresponding properties in Moseley with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease terminates on 21st October 50
With just 50 years left to run we estimate the premium for your lease extension to be between £36,100 and £41,800 as well as costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account 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.