We are aiming to move house in October. Should my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you recommend a removal company in Catshill. Conveyancing firm was organised before I stumbled across your site.

On the afternoon of completion you can collect the house keys from your selling agent however this can only take place once the sellers conveyancers advise the agent that the monies to complete are in and the keys can be passed over. You will need to inform the removal men that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can help you choose a conveyancing in Catshill or a legal practice with expertise in conveyancing in Catshill.

I am being advised by my lawyer that lack of right of way insurance is required on my purchase. What is the level of cover for Catshill conveyancing?

The right level of lack of right of way indemnity insurance depends on who your lender is. It would differ for example between HSBC Bank and The Mortgage Works. Conveyancing lawyers as opposed to borrowers take out such policies.

I have paid off my mortgage with Nationwide. I assume I don't need a Catshill solicitor on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
3. Nationwide has instructed the Land Registry to do so

Me and my brother purchased a 4 bedroom Georgian property in Catshill. Conveyancing practitioner acted for me and National Westminster Bank. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?

You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Catshill and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing solicitor who conducted the purchase.

Is it best to choose a Catshill conveyancing practitioner in close proximity to the house I am hoping to buy? We have a good friend who can perform the legal formalities however her office is 400kilometers drive away.

The benefit of a local Catshill conveyancing firm is that you can drop in to execute paperwork, present your identification documents and pester them where appropriate. Having local Catshill know how is a plus. That being said it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and in the main were happy that should surpass using an unfamiliar Catshill conveyancing lawyer solely due to them being round the corner.

I am on look out for some leasehold conveyancing in Catshill. Before diving in I require certainty as to the remaining lease term.

If the lease is registered - and 99.9% are in Catshill - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Leasehold Conveyancing in Catshill - Examples of Questions you should ask Prior to Purchasing

How much is the ground rent and service charge? It would be wise to find out if there are any onerous restrictions in the lease. For instance it is reasonably common in Catshill leases that pets are not allowed in in a block in Catshill. If you like the flatin Catshill but your dog can’t live with you then you will be faced difficult choice. Are there any major works in the near future that will likely increase the service charges?

We are expecting to exchange buying a house in Catshill but as a result of wreckage from the recent storms I have negotiated reparation from the seller of £3k in the form of a reduction in the price. This was going to be addressed as part of the conveyancing process yet my mortgage company will not permit this. Should they have been involved?

Your lawyer that is on a mortgage company conveyancing panel is duty bound to disclose to the mortgage company of any variations to the sale price. If you were to refuse your solicitor to notify the price change to your lender then they would have no choice but to discontinue acting for you and the bank.