Having been suggested to visit your organisation we were going to use a conveyancing solicitor in Smethwick found on your site but have come across alternative costs illustrations on the internet look less expensive – why is this?

There are numerous solicitors promoting self styled £99 conveyancing, unfortunately it’s common in such cases for additionalcosts result in the closing invoice markedly uplifted. In accordance with regulatory requirements charges outlined in terms of engagement should be equitable raised The solicitors that we put forward for conveyancing in Smethwick genuinely set out all charges for a domestic conveyancing matter.

I am the registered owner of a freehold residence in Smethwick but nevertheless invoiced for rent, why is this and what is this?

It is rare for properties in Smethwick and has limited impact for conveyancing in Smethwick but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.

I used Wolstenholmes a few years past for my conveyancing in Smethwick. Now, I need my documents however cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Smethwick of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How does conveyancing in Smethwick differ for newly converted properties?

Most buyers of new build property in Smethwick approach us having been asked by the seller to sign contracts and commit to the purchase even before the property is built. This is because developers in Smethwick typically buy the land, 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 conveyancing solicitors 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 used to new build conveyancing in Smethwick or who has acted in the same development.

Me and my husband are FTB’s just having agreed a price on a property in Smethwick, and are now looking to get solicitors instructed. I have used the various comparison based websites and the fee estimates are from all over the England and Wales. Is it important to have a Smethwick conveyancer local to your prospective property? I am fine to do everything over the web, but I guess at some point we may need to attend the lawyer's office to sign papers?

The lawyer does not have to be in Smethwick, but opting for local means that you have the option to go in if needed, for instance, if a signature is immediately necessary. Also, a Smethwick solicitor have established relationships with local agents and (if the vendor has instructed a local property lawyer) with them, which should help smooth the process.