We are due to move home in . Should my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you recommend a removal company in Ladywood. Conveyancing solicitor was organised before I stumbled across your website.

On the afternoon of completion you will need to pick up the house keys from the property agent however this should only take place once the previous owners conveyancers inform the agent that they acknowledge receipt of the completion payment and the keys can be passed over. You can tell the removal company that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can help you choose a conveyancing in Ladywood or a firm with expertise in conveyancing in Ladywood.

We were going to get a OIP from this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do recommend any Ladywood solicitors on the conveyancing panel, or is it better to go independently?

You will need to appoint Ladywood solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

Completion of my purchase has taken place for my property in Ladywood. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I am looking for a ground for flat up to £245,000 and found one round the corner in Ladywood I like with amenity areas and railway links in the vicinity, the downside is that it only has 52 years on the lease. I can't really find anything else in Ladywood suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you need a home loan the remaining unexpired lease term will likely be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.

We are a fortnight into a freehold purchase having been directed to solicitors by the estate agent to carry out the conveyancing in Ladywood. I am not happy. Could you you assist me in finding new lawyers?

A solicitor would have to be very bad in order to consider changing them. Has your mortgage offer been issued? If so you must make them aware of the replacement solicitor and have the mortgage documents are re-issued. Your new conveyancer needs to be on the lenders panel to avoid added charges and complications. So that should be your first question of the new conveyancers. The search tool will assist you in finding a bank approved conveyancer for your home move in Ladywood

Leasehold Conveyancing in Ladywood - Sample of Questions you should consider before Purchasing

This information is helpful as a) areas can cause problems in the building as the communal areas may begin to deteriorate where repairs remain unpaid b) if the leaseholders have a dispute with the running of the building you will need to have all the details Best to be warned if a new roof is being put on or some other major work is due in the foreseeable future that will be shared by the leaseholders and will dramatically impact the level of the maintenance costs or result in a one off invoice. Is the freehold reversion owned collectively by the tenants?

My solicitors in Ladywood have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the bank. Is it case that being on the bank conveyancing panel they need to have retained the file for a prescribed period?

Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.