My IFA requires my Smethwick law firm’s panel reference for the Nationwide conveyancing panel. Can you suggest how I find this out. I have contacted my local Smethwick branch but they have not responded to me.
You are best placed to get this information from your Smethwick conveyancing practitioner . They retain a central record lender panel numbers.
It is is a decade since I acquired my home in Smethwick. Conveyancing lawyers have now been retained on the sale but I am unable to track down the title documents. Is this a major issue?
You need not be too concerned. Firstly there is a chance that the deeds will be retained by the mortgage company or they may be in the possession of the conveyancers who acted in your purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Nearly all conveyancing in Smethwick involves registered property but in the rare situation where your property is not registered it is more problematic but is not insurmountable.
What is different about your site and other web based conveyancing brokers for conveyancing in Smethwick?
At this site secure an accurate quote from a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Smethwick. Unlike many estate agents and brokerage sites we do not charge firms a fee if you choose them for your property ownership legalities in Smethwick
We're first time buyers - had an offer accepted, but the selling agent advised that the seller will only go ahead if we appoint their recommended lawyers as they need a ‘quick sale’. We would rather use a high street solicitor with experience of conveyancing in Smethwick
It is highly unlikely the vendors are driving this. Should the seller want ‘a quick sale', taking such a hostile approach to a motivated purchaser is likely to cause more damage than good. Try to communicate with the vendors directly and make sure they understand (a)you are motivated buyers (b)you are ready to go, with finances in place © you are chain free (d) you intend to proceed fast (e)but you are going to use your preferred Smethwick conveyancing firm - not the ones that will earn their estate agent a referral fee or hit his conveyancing thresholds demanded by senior management.
What advice can you give us when it comes to appointing a Smethwick conveyancing practice to carry out our lease extension conveyancing?
When appointing a solicitor for your lease extension (regardless if they are a Smethwick conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with two or three firms including non Smethwick conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:
What are the costs for lease extension work? How experienced is the firm with lease extension legislation?
I am the registered owner of a split level flat in Smethwick, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Smethwick with a long lease are worth £190,000. The ground rent is £45 yearly. The lease finishes on 21st October 2081
With only 62 years unexpired we estimate the premium for your lease extension to range between £17,100 and £19,800 as well as legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.