What is the best way to find the right solicitor to give a quality service for my conveyancing in Mossley Hill?
First ask relatives whom they would instruct.
Second, look on the internet for conveyancing in Mossley Hill. Telephone a couple or more firms listed and request that they forward you their conveyancing estimate and discuss your needs with the solicitor who will oversee your conveyancing prior tocommitting.
Third is to use this site to help you find the right lawyers taking into account your own requirements including area of the property,speed, complications and who your intended lender is. Do not be fooled by £99 conveyancing in Mossley Hill
Why do I have to pay up front when it comes to conveyancing in Mossley Hill?
If you are buying a property in Mossley Hill your solicitor will ask you place them with monies to cover the the cost of the conveyancing searches. Normally this is requested to cover the fees of the conveyancing searches. When the down payment is payable against the sale price then this will be needed immediately before exchange of contracts. The closing balance that is needed should be sent to your lawyer a few days ahead of the completion date.
This question may be naive but I am unexperienced as a first time purchaser of a two bedroom flat in Mossley Hill. Do I receive the keys to the property on the completion date from my solicitor? If so, I will appoint a local conveyancing solicitor in Mossley Hill?
On the day of completion you do not need to go to the conveyancers office in Mossley Hill. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s conveyancers, and once they have received this, you should be invited to collect the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.
Is it the case that all Mossley Hill conveyancing solicitors on the Santander conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Santander approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many lenders do list licenced conveyancers on their panel in which case such practice would be regulated by the CLC.
I have paid off my mortgage with Bank of Ireland. I assume I don't need a Mossley Hill property lawyer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
Will our lawyer be asking questions about flooding during the conveyancing in Mossley Hill.
Flooding is a growing risk for conveyancers carrying out conveyancing in Mossley Hill. Plenty of people will purchase a property in Mossley Hill, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, however there are a number of searches that may be initiated by the buyer or by their lawyers which should figure out the risks in Mossley Hill. The standard property information forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the seller to find out if the property has ever been flooded. In the event that flooding has previously occurred which is not disclosed by the owner, then a purchaser may commence a legal claim for losses resulting from an misleading response. The buyer’s solicitors may also conduct an environmental report. This should reveal whether there is any known flood risk. If so, more detailed investigations should be made.
I used Stirling Law several years past for my conveyancing in Mossley Hill. Now, I need my files however the law firm is no longer operating. What do I do?
Do contact 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 Mossley Hill of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the advice of my in-laws I had a survey completed on a property in Mossley Hill before instructing conveyancers. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some banks tend not give a loan on this type of property.
It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. Should you wish to telephone us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Mossley Hill. Conveyancing will be smoother if you use a solicitor in Mossley Hill especially if they are acquainted with such properties in Mossley Hill.