Am I correct in assuming that the fact that my conveyancer in West Bromwich is not listed on my bank's conveyancing panel that there is a problem with the standard of his conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the West Bromwich conveyancing practice and ask them why they are no longer on the approved list for your lender.
Would the conveyancing lawyers via your comparison service carry out attended exchange conveyancing in West Bromwich?
We do have a number of conveyancing experts carrying out personalised exchanges. Please contact us to secure a fee calculation and details as to availability.
Having sold my house in West Bromwich last October but the buyer keeps Skype messaging every few hours to say his conveyancer is waiting to hear from mylawyer. What should have happened following completion?
After completion of your sale your conveyancer is duty bound to send the transfer documentation and all supplemental paperwork to the buyer’s lawyers. If applicable, your lawyer must also send confirmation that the mortgage has been paid off to the purchasers lawyers. There are no post completion requirements peculiar conveyancing in West Bromwich.
Will my conveyancing lawyers need to check that the building insurance when buying a house in West Bromwich. My lender is Tesco Bank
Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 9/3/2025, the requirements read as follows :
Do commercial conveyancing searches reveal planned roadworks that could affect a commercial premises in West Bromwich?
Many commercial conveyancing solicitors in West Bromwich will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in West Bromwich. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in West Bromwich.
For every commercial conveyancing transaction in West Bromwich it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to West Bromwich commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in West Bromwich.
Back In 2004, I bought a leasehold house in West Bromwich. Conveyancing and The Mortgage Works mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1993. The conveyancing practitioner in West Bromwich who previously acted has long since retired. Any advice?
The first thing you should do is contact the Land Registry to be sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to instruct a West Bromwich conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I inherited a split level flat in West Bromwich, conveyancing formalities finalised 7 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in West Bromwich with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ends on 21st October 2075
With only 50 years left to run we estimate the premium for your lease extension to range between £31,400 and £36,200 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.