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

Have just purchased a probate house at auction in Castle Bromwich. Conveyancing is necessary. What are my next steps?

Given that you are now exchanged you will need to retain a conveyancing practitioner as a matter of priority as you are facing a tight a fixed date to complete the transaction. Every auction property should have an associated legal pack. This will include evidence of title and search results. Where you are dealing with leasehold property the auction papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You need to pass this on to the lawyer instructed by you at the earliest opportunity. You also need to ensure that you have funds in place to complete on the date specified in the contract.

We had chosen conveyancing lawyers based in Castle Bromwich on the UBS solicitor approved list. They are now charging me a separate fee for handling the UBS mortgage. Is this a supplemental conveyancing fee set by UBS?

Provided it is contained in their Terms of Engagement or Quote then yes your lawyer may levy a fee for this. The fee is not dictated by UBS but by your Castle Bromwich conveyancer. Numerous firms on the UBS panel will charge ’dealing with mortgage’ fee and others do not.

I am due to exchange contracts on my flat. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being a right pain. The Castle Bromwich solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?

It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Will commercial conveyancing searches disclose proposed roadworks that could affect a commercial property in Castle Bromwich?

Many commercial conveyancing solicitors in Castle Bromwich will conduct 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 Castle Bromwich. The search result 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 Castle Bromwich.

For every commercial conveyancing transaction in Castle Bromwich it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Castle Bromwich commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Castle Bromwich.

4 months have gone by following my purchase conveyancing in Castle Bromwich took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. 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.

Am I right to be wary about estate agents that I am dealing with are suggesting an online conveyancing firm rather than a High Street Castle Bromwich conveyancing firm?

As is the case with lots of professional services, often referrals from relatives can be extremely useful or valuable. But there are many people with a keen interest in a conveyancing deal; estate agents, mortgage brokers and lenders may put forward lawyers to choose. Sometimes the lawyers might be known to one of the organisations as one of the best in their field, but sometimes there behind the scenes financial incentive behind the recommendation. You have the discretion to choose your own conveyancer. However, bear in mind that many banks operate an approved list of solicitors you have to use for the lender related work in your conveyancing.

My husband and I are first time buyers - had an offer accepted, but the agent has warned us that the owners will only proceed if we use the agent's chosen solicitors as they are insisting on an ‘expedited deal’. We would rather use a family solicitor used to conveyancing in Castle Bromwich

It is highly unlikely the vendors are behind this. If they desire ‘a quick sale', turning down a motivated purchaser is is going to put the whole deal at risk. Avoid the agents and go straight to the sellers and make sure they understand (a)you are genuine buyers (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you will continue to instruct your own,trusted Castle Bromwich conveyancing solicitors - rather thanthe ones that will earn the estate agent a kickback or meet his conveyancing targets set by corporate headquarters.

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