It is is a decade since I bought my house in Smethwick. Conveyancing lawyers have recently been retained on the sale but I am unable to locate the deeds. Is this a problem?
Don’t worry too much. First the deeds may be retained by the mortgage company or they could be in the possession of the solicitor who handled your purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. The vast majority of conveyancing in Smethwick involves registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.
I have recentlydiscovered that Wolstenholmes have been shut down. They conducted my conveyancing in Smethwick for a purchase of a leasehold flat 9 months ago. How can I be sure that my home is registered correctly in the name of the previous owner?
The easiest way to see if the premises is registered to you, 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.
Given that I am about to part with hundreds of thousands of pounds on a garden flat in Smethwick I would like to have a conversation with the lawyer regarding thetransaction prior to instructing the firm. Is this something that you can arrange?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer who will be conducting your conveyancing in Smethwick.There is no ‘factory style conveyancing’ - each client is unique individual, not a case number. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Smethwick should be the amount on the final invoice that you are charged.
I need to instruct a conveyancing lawyer in Smethwick for my home move. Is it possible to check a solicitor's complaints history with the profession’s regulator?
You may read documented Solicitor Regulator Association (SRA) decisions resulting from investigations started on or after Jan 2008. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The SRA sometimes recorded call for training requirements.
I've found a house that appears to be perfect, at a great price which is making it all the more appealing. I have since discovered that it's a leasehold as opposed to freehold. I am assuming that there are issues buying a leasehold house in Smethwick. Conveyancing solicitors have are soon to be instructed. Will they explain the issues?
Most houses in Smethwick are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are purchasing in Smethwick in which case you should be shopping around for a Smethwick conveyancing solicitor and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as obtaining the freeholder’sconsent to conduct changes to the property. You may also be required to pay a maintenance charge towards the maintenance of the estate where the property is located on an estate. Your solicitor will report to you on the legal implications.
Smethwick Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing
Be sure to investigate if the the lease contains any adverse restrictions in the lease. By way of example some leases prohibit pets being allowed in in a block in Smethwick. If you love the propertyin Smethwick however your dog is not allowed to move with you then you will be presented with a difficult compromise. For many Smethwick leaseholds the outlay for major works are not included within service charges, although there some managing agents in Smethwick obliged leaseholders to pay into a reserve fund and this is used to offset against major repairs or maintenance. This information is helpful as a) areas can cause problems in the building as the communal areas may start to deteriorate where services are not paid for b) if the tenants have an issue with the managing agents you will want to have all the details