If you had a top tip for selecting a conveyancing solicitor in Redditch what would it be?
Do not opt for the lowest Redditch conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
When it comes to mortgage companies such as RBS, do Redditch conveyancing practitioners have to pay a fee to be on the conveyancing panel?
We are not aware of any bank fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I am expecting a OIP from Skipton this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Redditch solicitors on the Skipton conveyancing panel, or is it better to go independently?
You will need to appoint Redditch solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
Have completed on a a terraced house in Redditch , What is the estimated time for the Land Registry to record the transfer to my name? My Redditch conveyancing solicitor works at snail pace, so I want to be sure that my purchase is recorded.
There is nothing unique about conveyancing in Redditch registration formalities. As opposed to being determined by geographic area, timeframes can adjust according to the party submitting the application, whether there are errors and if the Land registry must send notices to any interested parties. At present in the region of three quarters of submission are fully dealt with within 12 days but some can be subject to longer hold-ups. Historically registration is effected after the new owner is living at the property thus an expedited registration is not usually top priority but if there is a degree of urgency associated with the registration then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.
How does conveyancing in Redditch differ for newly converted properties?
Most buyers of new build or newly converted property in Redditch approach us having been asked by the developer to sign contracts and commit to the purchase even before the house is built. This is because house builders in Redditch usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Redditch or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Redditch is where the house is located. Is there any advice you can impart?
Flying freeholds in Redditch are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Redditch you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Redditch 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 residence.
We're novice buyers - had an offer accepted, but the estate agent has warned us that the vendor will only issue a contract if we use their preferred lawyers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a high street solicitor who is familiar with conveyancing in Redditch
We suspect that the seller is unaware of this requirement. If they require ‘a quick sale', taking such a hostile approach to a serious purchaser is counter productive. Contact the sellers directly and make sure they understand (a)you are motivated purchasers (b)you are ready to go, with finances in place © you are chain free (d) you intend to proceed fast (e)however you will continue to use your preferred Redditch conveyancing lawyers - not the ones that will provide their negotiator at the agency a kickback or meet his conveyancing thresholds set by head office.
My fiance and I have recently had an offer accepted on a property and had an appointment on Wednesday with HSBC for the mortgage. They advised me that when it comes to choosing a lawyer that unless they are on their approved panel of solicitors then we will incur a further charge of £200. This is is due to the fact that they would then have to select a solicitor to act on their behalf as well as the one we choose to act for ourselves and we assume responsibility for their costs. I have requested HSBC to supply me with a list so I can request quotes only from their approved solicitors but was told they dont have such a list to hand over. Is there a list online?
Ask HSBC what their panel criteria is for a solicitor.Then ask the lawyer of your choice whether they fit that criteria and have they acted on mortgages for HSBC in the past. Where the answer to those is yes, then just double check with HSBC. Another option is to use our search tool and we should be able to find you a lawyer in Redditch on the panel for HSBC.