My partner’s dad is a solicitor. I am hopeful that I will receive friends and family pricing for conveyancing, but if not, what kind of fees would I typically be looking at for conveyancing in Kings Heath?
You should compare pricing. Do use our search tool on this page. You will notice that fees will vary but the service one can expect differ between law firms as is true with most professions.
It is a dozen years since I purchased my house in Kings Heath. Conveyancing solicitors have recently been retained on the sale but I am unable to find the title documents. Will this cause complications?
You need not be too concerned. Firstly the deeds may be kept by the mortgage company or they could still be with the conveyancers who acted in your purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. Almost all conveyancing in Kings Heath involves registered property but in the rare situation where your property is unregistered it adds to the complexity but is not insurmountable.
My wife and I are at the point of viewing houses in Kings Heath and I am now considering a potential offer. Is it sensible to have a conveyancer on ‘stand by’? I intend to finance via a mortgage with Nationwide.
You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are taking out a mortgage with Nationwide, make sure you remember to check that your lawyer is on the Nationwide conveyancing panel.
I am currently in the process of buying my council flat in Kings Heath. I have a mortgage agreed with Lloyds. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
Completion of my purchase has taken place for my property in Kings Heath. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am purchasing a house and the solicitor has mentioned Chancel Repair to which the house could be obligated to pay as it falls into the area of such a church. He has mentioned insurance. Is this really appropriate for conveyancing in Kings Heath
Unless a previous acquisition of the property took place after 12 October 2013 you could assume that lawyers delivering conveyancing in Kings Heath to continue to suggest a chancel search and or insurance against a claim.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what should have been a straight forward, chain free conveyancing. Kings Heath is the location of the property. What do you suggest?
Flying freeholds in Kings Heath are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Kings Heath you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kings Heath may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My son is embarking on her first house purchase, the home loan was agreed last week in principle. After the seller agreed the offer on the flat we telephoned the mortgage company to issue the formal offer. I was disappointed to learn that banks do not accept all conveyancer, they need to be on their approved list, is this right?
Banks tend to restrict either the type or the number of conveyancing practices on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Kings Heath conveyancing practitioner on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.