I'm in the process of switching my existing standard mortgage to a BTL Yorkshire Building Society mortgage. The bank has said that I must appoint a conveyancer for this. I got in contact with my previous Smethwick conveyancing practitioner who dealt with the legals when I previously acquired the property. The fee calculation e-mailed to me of £470 has shocked me as I am not require purchase conveyancing - it’s just a straightforward remortgage.
The estimate fees seem a little high. If you are content to invest time scrutinising charges you might reduce the fees slightly by perhaps £100 plus VAT. That being said, if you were pleased with the service the firm gave you couldcome to regret choosing an an untested conveyancer. If is important to enquire that the solicitor can act for Yorkshire Building Society. You can make use of our search tool to locate a Smethwick conveyancing firm on the Yorkshire Building Society conveyancing panel, which can often include conveyancing solicitors in Smethwick.
It is a dozen years since I bought my home in Smethwick. Conveyancing lawyers have recently been retained on the sale but I can't locate my title documents. Is this a problem?
You need not be too concerned. First the deeds may be kept by the mortgage company or they may stored with the solicitor who acted in the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. The vast majority of conveyancing in Smethwick relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.
I happen to be the sole recipient of my late grandmother’s will with all property in now in my sole name, including the my former home in Smethwick. The Smethwick property was put into my name in November. I plan to dispose of the house. I do know about the CML 6 month 'rule', which means that my proprietorship will be regarded the same way as if I'd bought the property in November. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How practical a view mortgage companies take of it, depend on the mortgage company as this requirement is principally there to capture the purchase and immediately sell or the quick reselling of property.
When it comes to mortgage companies such as Co-operative, do Smethwick lawyers face an annual charge to be on the list of approved solicitors?
We are unaware of any lender fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
is it true that all Smethwick conveyancing solicitors on the HSBC conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the HSBC conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Some lenders do permit licenced conveyancers on their panel and in that case the practice would be regulated by the Council of Licensed Conveyancers.
Do commercial conveyancing searches disclose impending roadworks that may affect a commercial site in Smethwick?
Its becoming the norm that commercial conveyancing solicitors in Smethwick will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Smethwick. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Smethwick.
For every commercial conveyancing transaction in Smethwick it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Smethwick commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Smethwick.
I have justfound out that Stirling Law have closed. They conducted my conveyancing in Smethwick for a purchase of a leasehold flat 9 months ago. How can I check that the property is in my name in the name of the former proprietor?
The easiest way to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Smethwick conveyancing specialists.