Am I correct in assuming that the fact that my solicitor in Cradley Heath is not identified on my bank's solicitor panel that there is a problem with the standard of his conveyancing?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Cradley Heath conveyancing firm and ask them why they are no longer on the approved list for your bank.
When can the exchange of contracts happen for sale conveyancing in Cradley Heath and do I need to be at the conveyancers branch?
Where you are local to our conveyancing solicitors in Cradley Heath you are invited in to sign contracts. However, the lender approved solicitors we work with offer countrywide coverage for conveyancing and give as equally comprehensive and professional a job for you when dealing with you by post or email. The executing of the contract is not the point of no return. Signing on the dotted line simply enables the solicitor to exchange contracts at the appropriate time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Cradley Heath)to be in the office at the appropriate time.
2 months have elapsed following my purchase conveyancing in Cradley Heath concluded. 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.
I need to appoint a conveyancing solicitor for remortgage conveyancing in Cradley Heath. I happened to chance upon a site which looks to be the ideal offering If there is a chance to get all the legals completed via phone that would be ideal. Should I be wary? What should out be looking out for?
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?
Looking forward to complete next month on a ground floor flat in Cradley Heath. Conveyancing lawyers assured me that they are sending me a report next week. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Cradley Heath should include some of the following:
Additions to the flat Details of the parties to the lease, e.g. these could be the leaseholder, superior lessor, freeholder The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Will you be prohibited or prevented from having pets in the property? Do you need to have carpet in the flat or are you allowed wood flooring?
I acquired a split level flat in Cradley Heath, conveyancing formalities finalised 4 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Cradley Heath with an extended lease are worth £216,000. The ground rent is £50 per annum. The lease runs out on 21st October 2092
With only 68 years remaining on your lease we estimate the price of your lease extension to be between £9,500 and £11,000 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.