We chose a local firm for our conveyancing in Redditch recently. Reviewing the terms of engagement it is apparent thatwe are responsible for fees even if our purchase aborts. Should I go with them or use an on-line solicitor practice offering no completion no cost conveyancing in Redditch?

It is usually a trade off in that if "No Completion No Fee" is available then the fee levels will generally be uplifted to offset the transactions that do not go ahead. You should be mindful that such schemes tend not to cover expenses such your Redditch conveyancing search fees.

We are selling our house in Redditch. Does my conveyancer have to be on the Skipton conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the Skipton conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently in recent years.

Me and my partner are buying a house in Redditch. I might seem paranoid but how we can trust a lawyer? At some point we have to send funds into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

We are planning to move home in May. Should my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you put forward a removal company in Redditch. Conveyancing firm was organised prior to coming across your page.

On the afternoon of completion you can pick up the house keys from the estate agent however this should only be done when the sellers conveyancers inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you can inform the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can assist you in locating a residential property solicitor in Redditch or a firm that specialises in conveyancing in Redditch.

I'm at the point of viewing flats in Redditch and I am now considering a potential offer. Is it too early to have a solicitor in place? I will be getting a home loan with Santander.

It would be wise to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are taking out a mortgage with Santander, ask your prospective lawyers if they are on the Santander conveyancing panel otherwise they can't do the mortgage legal work.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Redditch. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Redditch

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

Having had my offer accepted I require leasehold conveyancing in Redditch. Before diving in I want to be sure as to the remaining lease term.

If the lease is recorded at the land registry - and 99.9% are in Redditch - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Redditch Leasehold Conveyancing - A selection of Queries Prior to Purchasing

What is the service charge and ground rent on the property? Generally speaking the outlay for major works are not included within service charges, albeit that there some managing agents in Redditch require leaseholders to contribute towards a sinking fund and this is used to offset against larger repairs or maintenance. Plenty Redditch leasehold properties will be liable to pay a service charge for the upkeep of the block set by the management company. If you buy the property you will have to meet this liability, normally in instalments accross 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 for you to pay yearly, this is usually not a large sum, say about £50-£100 but you should to check as occasionally it can be many hundreds of pounds.