We note that you have a search directory identifying solicitors on the HSBC conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Rowley Regis?

We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Rowley Regis.

If you had a top tip for choosing a conveyancing solicitor in Rowley Regis what would it be?

We would encourage you not to base your choice on the cheapest Rowley Regis conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Rowley Regis?

There are many registered licenced Conveyancers in Rowley Regis and Solicitor firms in Rowley Regis who provide Conveyancing services We would stress that the two are supervised by regulatory bodies with both specialising in the legal work in the home buying process. They may both also handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

We previously appointed conveyancers based in Rowley Regis on the Nationwide solicitor approved list. They are now charging me an additional charge for dealing with the Nationwide mortgage. Is this a supplemental conveyancing fee specified by Nationwide?

Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your lawyer is entitled to levy a fee for this. The charge is not dictated by Nationwide but by your Rowley Regis property lawyer. Numerous firms on the Nationwide panel will charge ’dealing with mortgage’ fee and others do not.

Just bought a detached house in Rowley Regis , how long will it take for the Land Registry to register my ownership? My Rowley Regis conveyancing solicitor has been very slow, so I want to check that my ownership is registered.

There is nothing unique about conveyancing in Rowley Regis registration formalities. As opposed to being determined by geographic area, timescales can vary depending on who lodges the application, whether there are errors and whether the Land registry have to notify any 3rd persons or bodies. At present in the region of 80% of submission are fully addressed in less than three weeks but occasionally there can be protracted hold-ups. Historically registration occurs once the purchaser has moved in to the property therefore post completion formalities is not always an essential issue yet where it is urgent that the the registration takes place urgently then you or your lawyers must speak with the land registry and explain the circumstances.

I need to retain a conveyancing solicitor for my conveyancing in Rowley Regis. I've land on a web site which seems to have the perfect answer If there is a chance to get all formalities done via email that would be preferable. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

My wife and I purchased a leasehold flat in Rowley Regis. Conveyancing and Santander mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1997. The conveyancing practitioner in Rowley Regis who previously acted has long since retired. Any advice?

The first thing you should do is contact the Land Registry to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Rowley Regis conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I bought a garden flat in Rowley Regis, conveyancing was carried out in 2004. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Rowley Regis with a long lease are worth £221,000. The ground rent is £50 yearly. The lease runs out on 21st October 2093

You have 70 years unexpired we estimate the price of your lease extension to be between £9,500 and £11,000 as well as professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.