My wife and I are soon to exchange on the purchase of a property in Smethwick but as a result of damage from some water damage at the property I have was able negotiate compensation from the vendor of three thousand pounds by way of a reduction in the price. I had intended this to be dealt with as part of the conveyancing process but Bank of Ireland will not permit this. Should they have been notified?

Any lawyer being on a Bank of Ireland conveyancing panel is duty bound to inform Bank of Ireland of any amendments to the purchase price. If you prohibit your conveyancer to report the reduction to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new property lawyer for your conveyancing in Smethwick.

Will commercial conveyancing searches disclose planned roadworks that could impact a commercial estate in Smethwick?

Its becoming the norm that commercial conveyancing solicitors in Smethwick will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Smethwick. The report sets out 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. The absence of identifying developments where adoption procedures have not been addressed adequately can cause delays to Smethwick commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Smethwick.

How does conveyancing in Smethwick differ for new build properties?

Most buyers of new build property in Smethwick approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Smethwick tend to purchase the site, 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.

How do I identify a Smethwick solicitor on the Lloyds TSB Bank conveyancing panel? I drive a motor bike and am prepared to travel upto 20kilometers to meet the lawyer.

You can use the tool on this page. Please choose the mortgage company and your location and you will see a number of Smethwick conveyancing lawyers locally. We have detailed some Smethwick conveyancing firms towards the end of this page and you can contact them to see if they are on the Lloyds TSB Bank member panel

Been searching for a lawyer for leasehold sale conveyancing in Smethwick. I'm selling, simple no mortgage to pay off, no hurry, no onward purchase. Had an estimate from a conveyancing practitioner for £900 excluding VAT which is a little high considering its so straightforward. Is it possible to find less expensive fees for conveyancing in Smethwick?

Considering it’s a sale only, £425 + VAT is likely to be about the cheapest for a Smethwick solicitor firm.