I am in the market for a low cost property lawyer. Do I opt for a nationwide conveyancer as opposed to a high street Stourbridge conveyancing solicitor?
In the main conveyancing solicitors in your location will enjoy excellent connections with your local authority, which can help with your Stourbridge conveyancing searches that your lawyer will need to carry out. It can only be a plus if they have existing connections with the Local Land Registry Office your area Stourbridge, other property lawyers in the area and Stourbridge selling agents.
IfI was to buy a freehold propertyin Stourbridge for cash and have no survey and no local authority searches how much should I expect to have to pay for conveyancing in Stourbridge?
The only reduction in fees you would make on is the disbursement for searches. A conveyancing practitioner still got to do everything else - money laundering, communicating with your sellers lawyer, stamp duty submission, register the ownership etc. You might save a bit for them not having to register a mortgage but it will not be meaningful.
We are expecting a mortgage offer soon. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel solicitor as I would much rather instruct a specialised conveyancing solicitor in Stourbridge?
Do check but the the likelihood is that allocate you one of their panel lawyers should you take up the "fee-free" deal. Call the bank and explore if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Stourbridge.
I have been told that property searches are the primary reason for delay in Stourbridge house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays in the conveyancing process. Searches are unlikely to feature in any holding up conveyancing in Stourbridge.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one close by in Stourbridge I like with open areas and transport links nearby, however it's only got 52 years on the lease. There is not much else in Stourbridge for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a home loan the remaining unexpired lease term will likely be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.
I'm converting the mortgage on my primary property to a BTL loan with Aldermore and intend to use the remaining equity towards further house. The area we are looking at is Stourbridge. Will your solicitors be able to act for both sets of mortgage companies and link together the transactions?
Do use our search tool on this site to be sure that the lawyers are on the relevant lender panels. On the basis that they are the conveyancer will be able to tie up the two transactions but you should talk with you solicitor and make clear your desired outcome and needs.