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Recently asked questions about conveyancing in Smethwick

I am helping my step-mother sell her house in Smethwick. Does the conveyancer order an energy assessment or should I organise this?

After the abolition of HIPs, energy performance certificates was left as a compulsory part of moving house. An energy assessment must be commissioned prior to the property being placed on the market. This is not a task that lawyers normally organise. Where you are using a Smethwick conveyancing lawyer they might be able to arrange energy performance certificates due to their relationships with reputable local accredited person

I am due to move home in November. Should my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you recommend a removal company in Smethwick. Conveyancing firm was organised prior to coming across your site.

On the day of completion you will need to collect the house keys from the property agent however this can only occur when the previous owners lawyers inform the agent that the monies to complete are in and the keys can be collected. After that you can inform the removal men that you are ready to move in. We are not in a position to suggest a specific removal company but can help you locate a conveyancing in Smethwick or a lawyer with expertise in conveyancing in Smethwick.

I currently have a mortgage with Yorkshire BS for my property in Smethwick. Conveyancing was finalised months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Yorkshire BS?

You must advise Yorkshire BS prior to letting out your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. You need not do this via a Yorkshire BS conveyancing panel solicitor.

How does conveyancing in Smethwick differ for newly converted properties?

Most buyers of new build residence in Smethwick contact us having been asked by the seller to sign contracts and commit to the purchase even before the house is completed. This is because developers in Smethwick tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Smethwick or who has acted in the same development.

What makes your site different to alternative online quote calculators for conveyancing in Smethwick?

At this site obtain a fixed fee quote via a Solicitor or Licensed Conveyancer that has a full understanding of the issues for your conveyancing in Smethwick. Unlike many estate agents and many comparison sites we are not in the business of charging firms a commission if you appoint them for your home move in Smethwick

In my capacity as executor for the will of my aunt I am selling a house in Monmouth but I am based in Smethwick. My lawyer (who is 200 kilometers awayneeds me to execute a stat dec ahead of completion. Could you suggest a conveyancing lawyer in Smethwick who can attest this legal document for me?

Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are Smethwick based

I am looking at a couple of flats in Smethwick which have in the region of forty five years remaining on the lease term. Should I regard a short lease as a deal breaker?

There are plenty of short leases in Smethwick. The lease is a legal document that entitles you to use the property for a period of time. As a lease gets shorter the saleability of the lease decreases and it becomes more costly to extend the lease. For this reason it is often a good idea to increase the term of the lease. Sometimes it is difficult to sell a property with a short lease as mortgage lenders may be reluctant to lend money on such properties. Lease extension can be a difficult process. We advise that you seek professional help from a solicitor and surveyor with experience in this arena.

Smethwick Conveyancing for Leasehold Flats - Sample of Queries before Purchasing

    How much is the ground rent and service charge? Who takes charge for maintaining and repairing the building? Is the freehold owned collectively by the tenants?

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