I am due to complete on the purchase of a house in Castle Bromwich but as a consequence of wreckage from a small fire at the property I have managed to agree compensation from the current proprietors in the sum of six thousand pounds in the form of a deduction in the price. This was going to be addressed as part of amending the contract yet Nottingham are not allowing this. Why were they informed?
Any solicitor being on a Nottingham approved list is required to advise Nottingham of any amendments to the purchase price. If you prohibit your conveyancer to disclose the price change to Nottingham then they would have to discontinue acting for you. In addition, Nottingham and you would have to appoint a new property lawyer for your conveyancing in Castle Bromwich.
My fiance and I are buying a newly converted flat in Castle Bromwich with a mortgage from National Westminster Bank.We use our Castle Bromwich conveyancing practitioner but National Westminster Bank advised that his firm is not listed on their approved list of member firms. we are left little option but to use a National Westminster Bank panel lawyer or retain our high street solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that National Westminster Bank use our lawyer?
No, not really. The home loan issued to you is subject to its terms and conditions, one of which will be that solicitors will be on the National Westminster Bank conveyancing panel. Until recently, most banks had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for National Westminster Bank
Have just purchased a probate house at auction in Castle Bromwich. Conveyancing is necessary. What are my next steps?
Given that you are now legally committed yourself to purchase you will need to instruct a conveyancing solicitor quickly as you now have a tight a fixed date to complete the property. An auction property will ordinarily have an associated auction pack. This should include evidence of title and search results. Where you are dealing with leasehold property the auction papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You should give this to the lawyer instructed by you as soon as possible. You also need to ensure that your finances are organised to complete the transaction on the set completion date.
Is it the case that all Castle Bromwich solicitor firms on the Nottingham conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Nottingham conveyancing panel they would need to be regulated by the SRA. Many mortgage companies do allow licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.
My husband and I have arranged a further advance on our home loan from UBS as we want to conduct improvements to our home in Castle Bromwich. Do we need to appoint a nearby Castle Bromwich solicitor on the UBS conveyancing panel to handle the legals?
UBS do not ordinarily require a member of 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 UBS list.
I used Arc property Solicitors several years past for my conveyancing in Castle Bromwich. Now, I need the documents however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Castle Bromwich of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a ground for flat up to £235,500 and found one close by in Castle Bromwich I like with amenity areas and station in the vicinity, the downside is that it's only got 52 years on the lease. I can't really find anything else in Castle Bromwich in this price bracket, so just wondered if I would be making a mistake buying a short lease?
Should you require a mortgage the shortness of the lease will likely be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
Should one remove a deceased person's name from the title deeds for a house in Castle Bromwich?
If a Castle Bromwich property is co-owned and one of the owners passes away, the name will not automatically be removed from the Land Registry title. You are not required to amend the title as when it comes to a sale your lawyer would simply need to evidence why the co proprietor is missing from the transfer, such as the probate documents.
With the aim of making the sale conveyancing more straight forward for the sale of the property you may arrange to have the deceased name erased from the title register by submitting an application to HMLR with proof of the death. There is no fee from the Registry for this service.