I am under pressure from the owner of a property in West Bromwich to sign contracts within four weeks. What can be done to hasten the legal process?
In a situation where you are under a tight deadline for your conveyancing it is advisable to make sure that your lawyer is familiar with the area as they will have local relationships and intelligence. It is possible that they may have handled otherhomes in the same road. You would be best advised to use a West Bromwich conveyancing solicitor. In addition, make sure that the conveyancing firm is on the member panel. It is believed that just under twenty per cent of West Bromwich conveyancing deals are suspended or derailed after discovering a buyer’s lawyer was not on their banks panel. This can often result in the buying process being held up by almost three weeks. It is estimated that this issue affects in the region of one hundred thousand home moves annually. Almost all West Bromwich conveyancing firms can not represent certain mortgage companies so do check as early as possible.
We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would much rather use a local conveyancing solicitor in West Bromwich?
Do check but the chances are that allocate you one of their panel solicitors should you accept the "fee-free" deal. Call the lender to determine if they allow a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near West Bromwich.
My lawyer has informed me that absentee landlord insurance is necessary on my purchase. What is the level of cover for West Bromwich conveyancing?
The right level of absentee landlord indemnity insurance depends on your lender. It would differ for example between HSBC Bank and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
I have paid off my mortgage with UBS. I assume I don't need a West Bromwich conveyancing practitioner on the UBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my West Bromwich building society branch on various occasions and was informed it wasn't an issue and they will lend. My West Bromwich conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The conveyancer must comply with the CML Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I used Stirling Law a few years ago for my conveyancing in West Bromwich. Now, I need the files but the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 West Bromwich of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. West Bromwich is where the house is located. Is there any guidance you can give?
Flying freeholds in West Bromwich are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in West Bromwich you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Bromwich may ascertain 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 property.
I am looking into buying my first house which is in West Bromwich and I am already nervous. I couldn't find anything specific about West Bromwich. Conveyancing will be needed in due course but do you know about the West Bromwich area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at West Bromwich. In the meantime here are some basic statistics that we found