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Find a Castle Bromwich Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Castle Bromwich? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Castle Bromwich conveyancing at risk of delay or failure.

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Recently asked questions about conveyancing in Castle Bromwich

It is 10 years ago since I acquired my property in Castle Bromwich. Conveyancing solicitors have just been instructed on the sale but I am unable to track down the deeds. Is this a major issue?

You need not be too concerned. Firstly there is a possibility that the deeds will be with your lender or they may be in the possession of the lawyers who acted in the purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Almost all conveyancing in Castle Bromwich relates to registered property but in the rare situation where your property is unregistered it is more problematic but is not insurmountable.

I have paid off my mortgage with Kent Reliance. I assume I don't need a Castle Bromwich property lawyer on the Kent Reliance panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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:

  1. but are not moving to another property
  2. where Kent Reliance has sent the Land Registry the discharge electronically, and
  3. Kent Reliance has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Kent Reliance mortgage has been paid off.

UBS have agreed my home loan in principle, my bid on a house in Castle Bromwich has been agreed to, what are the next steps?

The property agent will want to be informed of your lawyer's details (ensure that the lawyers are on the bank’s approved list). Contact UBS or your financial adviser and finalise any appropriate paperwork. UBS will appoint a valuer who will get in contact with the selling agent or vendor to book a time for the valuation to take place. Once conducted (assuming no problems) it takes approximately ten days to receive the mortgage offer. 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 Castle Bromwich.

Our offer on a detached house in Castle Bromwich has been agreed to, the owners do however have a connected purchase. The owners have offered on on an apartment, however it’s not been accepted yet, and have viewings of other apartments booked. I have instructed a local conveyancing solicitor in Castle Bromwich. What do I do now? At what stage do I apply for the mortgage with Principality?

It is normal to have concerns where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx one thousand pounds, then survey, Castle Bromwich conveyancing search fees, etc). The first thing to do is check that your solicitor is on the Principality approved list. Regarding the subsequent phase this very much dictated by the circumstances of your case, attraction to this property and on the state of the market. During a buoyant market some home buyers will apply for the mortgage with Principality and pay for the valuation and only if it was satisfactory would they pay their lawyer to press on with searches.

How does conveyancing in Castle Bromwich differ for new build properties?

Most buyers of new build property in Castle Bromwich contact us having been asked by the developer to sign contracts and commit to the purchase even before the house is completed. This is because new home sellers in Castle Bromwich 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 Castle Bromwich or who has acted in the same development.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Castle Bromwich is where the house is located. Can you shed any light on this issue?

Flying freeholds in Castle Bromwich are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Castle Bromwich you would need to get your solicitor to go 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 Castle Bromwich may determine 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 residence.

I have been sourcing a conveyancing solicitor in Castle Bromwich for my house move. Is it possible to review a firm’s complaints history with the legal regulator?

You may review documented Solicitor Regulator Association (SRA) determinations arising from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA may monitor call for training requirements.

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Find out more about how flying freehold can affect your the value of a property.