The Ladywood conveyancing firm that I appointed last week on my house acquisition in Ladywood have without warning shut down. I chose them because I had to have a lawyer on the Nationwide conveyancing panel and my family Ladywood lawyer was not. I cut them a cheque for £250 in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Nationwide conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.
What will a local search inform me about the house we're purchasing in Ladywood?
Ladywood conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company such as PSG The local search is essential in every Ladywood conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search will reveal data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
The deeds to my house are lost. The lawyers who conducted the conveyancing in Ladywood 5 years ago are no longer around. What do I do?
As long as you have a registered title the information relating to your proprietorship will be evidenced by HMLR under a Title Number. It is possible to execute a search at the Land Registry, locate your property and secure up to date copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
I have been advised by a few selling agents in Ladywood to choose a conveyancer on your site. What’s the financial inducement for Estate Agents to market your site over and above another?
We don’t make any referral fee for directing people in our direction. We thought it would be too underhand a fee as members of the public would think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
My husband and I are new to the buying process - had an offer accepted, but the property agent informed us that the vendor will only go ahead if we appoint the agent's preferred solicitors as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local conveyancer used to conveyancing in Ladywood
We suspect that the owner is unaware of this requirement. If they desire ‘a quick sale', alienating a serious buyer is counter productive. Avoid the agents and go straight to the owners and explain that (a)you are motivated buyers (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you are going to instruct your preferred Ladywood conveyancing lawyers - as opposed tothose that will provide their negotiator at the agency a commission or achieve conveyancing thresholds pre-set by corporate headquarters.
My folks cant seem to find their Ladywood land registry title on the online search facility. They recall that 50 years ago when they bought the bungalow there were complications regarding the address not being recognised in some systems.
Almost all residences in Ladywood should appear. Have you endevoured to search to just the postcode. Usually it should mention all the residences inside that postcode. Where registered it will show up with a title number. Where they bought fifty years ago it's conceivable it may be unrecorded. The property could still be revealed but with the title number shown 'na'. In this scenario you will need to locate the original title deeds which may be with your parent’s lender.