I just acquired a flat at auction in Cradley Heath. Conveyancing is required. What is next?
Having legally bound yourself to purchase you should hire the services of a conveyancing solicitor quickly as you now have a tight a fixed date to complete the conveyancing. All auction property will have a corresponding legal pack. This will include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the legal papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You must give this to the conveyancer working for you as soon as possible. Do make sure that your finances are in order to complete on the date specified in the contract.
is it true that all Cradley Heath solicitors on the Nationwide conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Nationwide approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel and in that case the organisation would be governed by the Council of Licensed Conveyancers.
My partner and I have arranged a further advance on our home loan from Nationwide as we intend to carry out improvements to our house in Cradley Heath. Do we need to choose a high street Cradley Heath solicitor on the Nationwide conveyancing panel to handle the paperwork?
Nationwide do not ordinarily appoint firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide panel.
It has been three months since my purchase conveyancing in Cradley Heath concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. 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.
How does conveyancing in Cradley Heath differ for new build properties?
Most buyers of new build or newly converted property in Cradley Heath contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is built. This is because new home sellers in Cradley Heath typically purchase the real estate, 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 property lawyers 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 Cradley Heath or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Cradley Heath is the location of the property. Can you shed any light on this issue?
Flying freeholds in Cradley Heath are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cradley Heath you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cradley Heath 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 premises.
I need to instruct a conveyancing solicitor in Cradley Heath for my house move. Can I see a solicitor's record with the profession’s regulator?
One may review published Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator could recorded call for training purposes.