We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would much rather instruct a high street conveyancing solicitor in Rowley Regis?
Do check but the chances are that give you one of their panel conveyancers if you take up the "fee-free" deal. Call the mortgage company to ask if they allow a cash alternative. Some lenders have previously offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Rowley Regis.
There are numerous conveyancing solicitors in Rowley Regis but how do I know who's good?
It would be unwise to be tempted by the lowest Rowley Regis conveyancing quote. 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 go into the conveyancing with your eyes wide open.
I am helping my niece sell her house in Rowley Regis. Does the solicitor arrange an energy performance certificate or should I organise this?
After the demise of Home Packs, EPC’s was retained a mandatory component of selling a house. An EPC needs to be to hand in advance of the property being advertised. This is not a task that lawyers normally organise. If you are using a Rowley Regis conveyancing solicitor they might be able to arrange EPC’s given their contacts with long established local assessors
I have instructed a Rowley Regis conveyancer having made sure that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Rowley Regis postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Rowley Regis.
What does a local search tell me regarding the property we're purchasing in Rowley Regis?
Rowley Regis conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search organisations for instance Onsearch The local search plays a central part in many a Rowley Regis conveyancing purchase; that is if you wish to avoid any nasty once you have moved 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 thirteen subject sections.
Due to the input of my in-laws I had a survey completed on a property in Rowley Regis ahead of appointing solicitors. I have been informed that there is a flying freehold aspect to the property. The surveyor has said that some mortgage companies tend not grant a mortgage on this type of home.
It varies from the lender to lender. Santander has different instructions for example to Nationwide. Should you wish to telephone us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Rowley Regis. Conveyancing will be smoother if you use a solicitor in Rowley Regis especially if they regularly deal with such properties in Rowley Regis.
In what way can the Landlord & Tenant Act 1954 impact my commercial premises in Rowley Regis and how can you help?
The 1954 Act gives a safeguard to commercial leaseholders, granting the dueness to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and assist with commercial conveyancing in Rowley Regis