We chose a high street lawyer for our conveyancing in Stourbridge recently. Looking through the terms of engagement I noteI am responsible for fees even if the sale doesn't happen. Should I ditch them and use an internet conveyancing brokerage promoting no-sale-no-fee conveyancing in Stourbridge?
Generally there is a concession along the lines that if "No Sale No Fee" is offered then the fee levels will tend to be be uplifted to cover the cases that do not go ahead. Please beware that these promotions generally do not cover expenditure such as Stourbridge conveyancing search costs.
What does my ID and proof of funds have anything to do with my conveyancing in Stourbridge? Is this really warranted?
Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with prior to agreeing to accepting their conveyancing business. The Terms and Conditions that you need to sign will no doubt stipulate this. Your lender will also require certain documents to be viewed. Where you are unwilling to provide identification documents, your solicitor would not be able to act for you.
We had selected solicitors with offices in Stourbridge on the HSBC solicitor panel. They are now charging me a separate charge for dealing with the HSBC mortgage. Is this an additional conveyancing fee set by HSBC?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your property lawyer can levy a fee for this. The charge is not dictated by HSBC but by your Stourbridge solicitor. Some firms on the HSBC panel will levy ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.
We have agreed to purchase a house in Stourbridge. A rare aspect is that the roof has a solar panel. Barclays have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Barclays your lawyer must check the formal requirements set out in Part two of UK Finance Lenders’ Handbook for Barclays. The CML Handbook stipulates minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Barclays where a lease does not meet these specifications. The specifications relate to the installation of panels on properties nationwide and is not limited to Stourbridge.
My wife and I are in the process of viewing flats in Stourbridge and I am now considering a potential offer. Is it too early to have a solicitor in place? I will be getting a mortgage with HSBC.
It would be advisable to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are getting a mortgage with HSBC, make sure you remember to check that your lawyer is on the HSBC conveyancing panel.
I used Arc property Solicitors several years ago for my conveyancing in Stourbridge. I now require my papers however the law firm has closed. 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 Stourbridge of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Given that I will soon part with hundreds of thousands of pounds on 3 bedroom house in Stourbridge I wish to have a conversation with the conveyancer concerning thehouse move ahead of appointing the firm. Is this something that you can arrange?
This is something that we encourage - we would be pleased to talk to you we do not take any clients on without you liaising with the solicitor who will be carrying out your conveyancing in Stourbridge.There is no ‘factory style conveyancing’ - each client is an important person, not a case reference. The law firms that we put you in touch with believe that the fees you are quoted for your conveyancing in Stourbridge should be the amount on the final invoice that you end up paying.
Expecting to complete next month on a basement flat in Stourbridge. Conveyancing solicitors have said that they are sending me a report within the next couple of days. What should I be looking out for?
The report on title for your leasehold conveyancing in Stourbridge should include some of the following:
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The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. You should be sent a copy of the lease The physical extent of the premises. This might be the flat itself but might incorporate a roof area or cellar if relevant. Who has the liability to repair and maintain the block. It is important that you know which party is duty bound to repair and maintenance of every part of the building Information concerning the obligations as set out in the lease to pay service charges - with regard to both the building, and the wider rights a tenant has
Leasehold Conveyancing in Stourbridge - Sample of Queries before buying
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Best to be warned whether redecorating or some other major work is due in the foreseeable future that will be shared amongst the tenants and will dramatically increase the the maintenance charges or result in a specific payment. The best form of lease structure is where the freehold reversion is owned by the leaseholders. In this scenario the tenants have control and even though a managing agent is often retained if the building is larger than a house conversion, the managing agent employed by the leaseholders. Plenty Stourbridge leasehold flats will be liable to pay a service bill for the upkeep of the block invoiced on behalf of the freeholder. Where you purchase the apartment you will have to pay this charge, usually in instalments throughout the year. This could vary from a few hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. There will also be a ground rent for you to pay yearly, this is usually not a exorbitant amount, say about £50-£100 but you need to enquire as occasionally it can be many hundreds of pounds.