It is is a decade since I purchased my house in Kingswinford. Conveyancing solicitors have just been retained on the sale but I am unable to track down my title deeds. Is this a problem?

Don’t worry too much. First the deeds may be retained by your lender or they could be in the possession of the solicitor who oversaw your purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. The vast majority of conveyancing in Kingswinford involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.

What does a local search tell me about the house I am purchasing in Kingswinford?

Kingswinford conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations for instance PSG The local search is essential in every Kingswinford conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your property. The search will reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.

My husband and I are four weeks into a freehold purchase having been directed to conveyancers by the local agent to execute conveyancing in Kingswinford. I am not happy. Can you help me find new lawyers?

A lawyer would have to be very poor to suggest changing them. Has the loan offer been generated? In the event that it has you need to make them aware of the replacement lawyer and get the loan are re-sent. Your new solicitor ideally needs to be on the lenders panel to avoid supplemental fees and frustration. That should be your first question of the new lawyers. The search tool should help you find a bank approved conveyancer for your conveyancing in Kingswinford

I've recently bought a leasehold house in Kingswinford. Am I liable to pay service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Leasehold Conveyancing in Kingswinford - Sample of Queries before Purchasing

Plenty Kingswinford leasehold apartments will incur a service charge for the upkeep of the building invoiced by the freeholder. Where you buy the flat you will have to pay this charge, usually periodically during the year. This may vary from a couple of hundred pounds to thousands of pounds for large purpose-built buildings. In all likelihood there will be a rentcharge to be met annual, ordinarily this is not a significant amount, say approximately £50-£100 but you should to enquire as occasionally it could be many hundreds of pounds. What is the annual service fee and ground rent? What is the name of the managing agents?

I am looking to acquire a repression property in Kingswinford and the mortgagee in possession demand completion inside a month. Can a conveyancing practitioner complete in this timeframe? Am I best advised to select a high street Kingswinford firm or an online organisation that advertises to complete quickly?

Visit your Kingswinford high street. Pop in to two or three solicitor’s offices and ask to see a conveyancing solicitor for an estimate. Explain your needs and try and obtain a commitment on time frames. Choose the one that seems most trustworthy. Make sure to select a lawyer on the list of conveyancing practitioners acceptable to your mortgage company.