Me and my fiance are intending to acquire a 3 bedroom apartment in Willenhall with a mortgage. We like our Willenhall solicitor, however the bank advise she’s not on their "panel". It appears that we have no choice but to appoint one of the mortgage company panel solicitors or continue with our Willenhall solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Willenhall conveyancing lawyer to apply to be on the conveyancing panel.
Completed the sale of my flat in Willenhall last August but our buyer keeps Skype messaging every few hours complaining that his solicitor needs to hear from myconveyancer. What are the post completion sale legalities following completion?
Following your disposal your lawyer should deliver the transfer documentation and all supplemental paperwork to the buyer’s conveyancer. Depending on the transaction, your lawyer must also evidence that the mortgage has been discharged to the purchasers conveyancers. There is unlikely to be post completion formalities just for conveyancing in Willenhall.
How does conveyancing in Willenhall differ for newly converted properties?
Most buyers of new build premises in Willenhall come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is completed. This is because builders in Willenhall usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Willenhall or who has acted in the same development.
I need to instruct a conveyancing solicitor for sale conveyancing in Willenhall. I've land on a web site which seems to have the ideal answer If there is a chance to get all formalities done via email that would be preferable. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I have just started marketing my ground floor apartment in Willenhall. Conveyancing is yet to be initiated, however I have just had a half-yearly maintenance charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should pay the service charge as normal because all ground rent and maintenance invoices should be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I bought a 1 bedroom flat in Willenhall, conveyancing formalities finalised July 2009. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Willenhall with a long lease are worth £180,000. The ground rent is £65 per annum. The lease comes to an end on 21st October 2084
With 59 years remaining on your lease we estimate the price of your lease extension to be between £20,900 and £24,200 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.
What advice do you have for searching for leasehold conveyancing in Willenhall?
Option 1 is to ask your friends and family who they used in the past and if they were happy with the service. Option 2 is to use a search tool on the web for conveyancing in Willenhall. Phone two or three from the list and ask them to email you their conveyancing quote and speak to the lawyer who will handle your conveyancing before you commit. Third is to make use of our search tool to help you find the right lawyers for you based on your unique requirements including location,speed, complexity and who the proposed lender is.Resist the temptation to appoint £99 conveyancing solicitors in Willenhall