We are purchasing a property and need a conveyancing solicitor in Wednesbury who is on the Kent Reliance conveyancing panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Kent Reliance . We don't recommend any particular firms conducting conveyancing in Wednesbury.
I am helping my mother sell her flat in Wednesbury. Does the conveyancing solicitor order the energy performance certificate or do I organise this?
Following the abolition of Home Information Packs, energy performance certificates was maintained a mandatory element of moving property. An EPC needs to be to hand prior to the property being advertised. This is not something that law firms ordinarily arrange. Where you are instructing a Wednesbury conveyancing solicitor they may be willing to arrange EPC’s given their contacts with long established local assessors
My uncle pointed out to me me that in purchasing a property in Wednesbury there may be various restrictions preventing external changes to the property. Is this right?
We are aware of anumerous of properties in Wednesbury which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Wednesbury should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
UBS have agreed my home loan in principle, my bid on a property in Wednesbury has been accepted, now what?
The estate agent will want to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s approved list). Contact UBS or your financial adviser and complete any relevant documentation. UBS will appoint a valuer who will get in touch with the selling agent or owners to schedule an appointment. Once conducted (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. UBS will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Wednesbury.
Will our solicitor be raising questions regarding flooding as part of the conveyancing in Wednesbury.
Flooding is a growing risk for conveyancers conducting conveyancing in Wednesbury. Plenty of people will purchase a property in Wednesbury, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Solicitors are not qualified to give advice on flood risk, but there are a number of searches that can be initiated by the purchaser or by their solicitors which can give them a better understanding of the risks in Wednesbury. The standard information sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the vendor to find out whether the property has suffered from flooding. If the property has been flooded in past which is not revealed by the vendor, then a purchaser could commence a claim for damages stemming from an misleading reply. The buyer’s solicitors should also carry out an environmental report. This will indicate if there is a recorded flood risk. If so, further investigations should be carried out.
It has been 4 months since my purchase conveyancing in Wednesbury concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the guidance of my in-laws I had a survey completed on a property in Wednesbury prior to appointing conveyancers. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some banks tend refuse to issue a mortgage on a flying freehold property.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. If you call us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Wednesbury. Conveyancing may be slightly more expensive based on your lender's requirements.
Are Wednesbury conveyancing solicitors under an obligation to the Law Society to publish transparent conveyancing figures?
Inbuilt into the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be interpreted as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Wednesbury or beyond.