My lawyer has identified a a problem with the lease for the property we are buying in Belbroughton. The seller’s lawyers have put forward title insurance as a solution. We are happy with insurance and will pay for it. Our conveyancing practitioner has advised that he must check that the bank is content with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.
It is 10 years ago since I purchased my house in Belbroughton. Conveyancing solicitors have recently been appointed on the sale but I am unable to find my title deeds. Is this a problem?
Don’t worry too much. First there is a chance that the deeds will be kept by your mortgage company or they could still be with the conveyancers who acted in your purchase. Secondly in all probability the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring current official copies of the land registers. The vast majority of conveyancing in Belbroughton involves registered property but in the unlikely event that your home is unregistered it is more of a problem but is not insurmountable.
We are buying a property in Belbroughton. I might seem paranoid but how we can trust a solicitor? At some point we will need to send money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My wife and I purchasing a 4 bedroom semi-detached house in Belbroughton. The intention is to carry out an extension to the side at the house.Will the conveyancing process involve investigations to ascertain if these works are allowed?
Your conveyancer should check the registered title as conveyancing in Belbroughton can on occasion identify restrictions in the title deeds which prevent categories of changes or require the permission of another owner. Some additions call for local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
After weeks of negotiation I have agreed a price on a house in Belbroughton. My mortgage broker pressured me to appoint their property lawyer. I paid an advanced payment of £200. Not long after, the solicitor called me embarrassingly acknowledging that they were not on the UBS 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 UBS 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.
Will commercial conveyancing searches reveal impending roadworks that may affect a commercial site in Belbroughton?
Its becoming the norm that commercial conveyancing solicitors in Belbroughton will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Belbroughton. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Belbroughton.
For every commercial conveyancing transaction in Belbroughton it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Belbroughton commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Belbroughton.
I have been advised by a couple of local selling agents in Belbroughton to locate a property lawyer on your site. What’s the financial inducement for Estate Agents to recommend your services over alternative conveyancing organisations?
We refuse to offer any referral fee for directing people in our direction. We thought it would be too underhand to pay a commission because a client could 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 step-father has recommend that I instruct his lawyers for conveyancing in Belbroughton. Do I follow his guidance?
There are no two ways about it it’s preferable to select a conveyancing practitioner is to get feedback from friends or family who have actually previously instructed the solicitor you're considering.