Is it possible for conveyancing in Cradley Heath to be concluded inside 3 weeks?

First, If you are under time constraints to sign contracts it is advisable to make sure that your lawyer is familiar with the location as they will have local connections and knowledge. It is possible that they could have transacted previoushomes in the same street. You would be best advised to use a Cradley Heath conveyancing solicitor. In addition, make sure that the lawyer is on the lender panel. It is understood that 18% of Cradley Heath conveyancing transactions are frustrated or jeopardised after finding out that a buyer’s lawyer was not on their banks list of approved solicitors. In many cases this discovery resulted in the conveyancing being delayed by an average of three weeks. It is understood that this issue affects in the region of 100,000 home sales annually. Many Cradley Heath conveyancing practices can not represent certain lenders so do check at the outset.

The Cradley Heath conveyancing solicitors that just started acting on my purchase in Cradley Heath have suddenly shut down. I chose them because I had to have a firm on the Lloyds conveyancing panel and my preferred Cradley Heath lawyer was not. I paid them money in advance. What are my options?

If you have an estate agent involved then let them know immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Lloyds conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.

Will commercial conveyancing searches reveal proposed roadworks that may impact a commercial site in Cradley Heath?

Its becoming the norm that commercial conveyancing solicitors in Cradley Heath will execute a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Cradley Heath. The report provides definitive data 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 Cradley Heath.

For every commercial conveyancing transaction in Cradley Heath it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Cradley Heath commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Cradley Heath.

I own a 4 bedroom Victorian property in Cradley Heath. Conveyancing solicitor represented me and HSBC Bank. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold with the exact same property. Is it worth asking HSBC Bank to clarify?

You should assess the Freehold register you have again and check the Charges Register as there may be 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 Cradley Heath and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing solicitor who conducted the work.

Due to the input of my in-laws I had a survey completed on a property in Cradley Heath in advance of retaining solicitors. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some lenders will not grant a loan on such a premises.

It varies from the lender to lender. Bank of Scotland has different instructions for example to Nationwide. If you e-mail us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Cradley Heath. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Cradley Heath to see if the conveyancing costs will increase in light of this.