I hired a local solicitor for our conveyancing in Wednesbury recently. After carefully reading the Terms it is apparent thatwe are on the hook for costs even where the conveyance does not complete. Should I go with them or instruct a web based solicitor practice who offer no-sale-no-fee conveyancing in Wednesbury?
Generally there is a concession along the lines that if "No Sale No Fee" is offered then the conveyancing charges will tend to be be uplifted to counteract those conveyances that abort. Do bear in mind that such promotions rarely cover expenditure for example Wednesbury conveyancing search fees.
Please explain the implications if my solicitor is suspended from the Virgin Money Conveyancing panel ahead of completing my conveyancing in Wednesbury?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
My friend advised me that if I am buying in Wednesbury I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes included in the estimate for your Wednesbury conveyancing searches. It is a large report of more than thirty pages, listing and setting out significant information about Wednesbury around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Wednesbury Education with plans and statistics, Local Amenities and other useful information about Wednesbury.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Wednesbury is the location of the property. Is there any advice you can give?
Flying freeholds in Wednesbury are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wednesbury you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wednesbury may decide 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 premises.
In my capacity as executor for the estate of my aunt I am disposing of a residence in Swansea but reside in Wednesbury. My solicitor (who is 300 miles awayhas requested that I execute a statutory declaration prior to completion. Could you suggest a conveyancing lawyer in Wednesbury who can witness this legal document for me?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are Wednesbury based
Having had my offer accepted I require leasehold conveyancing in Wednesbury. Before diving in I require certainty as to the remaining lease term.
Assuming the lease is recorded at the land registry - and almost all are in Wednesbury - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in Wednesbury - Sample of Questions you should consider Prior to buying
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What is the the remaining lease term? The prefered form of lease arrangement is a share of the freehold. In this situation the tenants enjoy being in charge if their destiny and although a managing agent is often retained where the building is larger than a house conversion, the managing agent acts for the leaseholders themselves. Are any of leasehold owners in arrears of their service charge liability?