My financial adviser has requested my Nechells solicitor’s panel member for the Nat West conveyancing panel. Can you suggest how I find this out. I have contacted my local Nechells branch but they have not responded to me.
The sensible thing to do is ask for this information from your Nechells conveyancing practitioner . Most Nechells conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
We are buying a detached bungalow in Nechells. The intention is to carry out an extension to the side at the property.Will legal conveyancing on the property involve enquiries to ascertain if these alterations were previously refused?
Your property lawyer should check the deeds as conveyancing in Nechells can on occasion identify restrictions in the title documents which restrict categories of alterations or require the consent of another owner. Many additions call for local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these things with a surveyor prior to committing yourself to a purchase.
When it comes to mortgage companies such as Aldermore, do Nechells lawyers have to pay a fee to be on the list of approved solicitors?
We are not aware of any bank fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I have paid off my mortgage with Coventry BS. I assume I don't need a Nechells lawyer on the Coventry BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
The deeds to my house can not be found. The solicitors who did the conveyancing in Nechells 10 years ago no longer exist. What are my options?
Assuming the title is registered the information relating to your proprietorship will be recorded by HMLR with a Title Number. It is easy to carry out a search at the Land Registry, identify your house and secure current copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will usually hold a file copy of the Registered Lease and again, a copy can be retrieved for a small fee.
In what way can the Landlord & Tenant Act 1954 affect my commercial offices in Nechells and how can your lawyers assist?
The particular law that you refer to gives security of tenure to commercial tenants, giving them the right to make a request to court for a renewal lease and remain in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Nechells is one of our numerous areas of the UK in which our lawyers are based
In my capacity as executor for the will of my grandfather I am selling a property in Neath but live in Nechells. My lawyer (based 260 kilometers awayneeds me to execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing solicitor in Nechells to attest this legal document for me?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are based in Nechells