The lawyer who assisted with my last purchase has given a fee calculation of £1700 for fixed fee conveyancing in Smethwick. I’m selling a purpose built property for £150,000. Is this expensive? Is it above what I should be paying for conveyancing in Smethwick?
The estimate does seem a tad overpriced. If you shop around you may be able to reduce the fees slightly by as much as a hundred pounds. On the other hand, you couldlive to regret opting for an an unknown lawyer. Remember to be sure that the conveyancer can act for your mortgage company. You can employ our comparison tool to find a Smethwick conveyancing firm on the banks conveyancing panel which can often include conveyancing solicitors in Smethwick.
Having sold my house in Smethwick last September but our buyer keeps Skype messaging me to say their solicitor needs to hear from myconveyancer. What are the post completion sale formalities following completion?
Post completion of your house sale your conveyancer should deliver the transfer documentation and all of the paperwork to the purchaser's lawyers. If applicable, your conveyancer should also send confirmation that the home loan has been redeemed to the purchasers solicitors. There are no post completion steps specific conveyancing in Smethwick.
I am buying a property in Smethwick. A rare aspect is that the roof has a solar panel. Skipton have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Skipton your lawyer must comply with the conveyancing instructions contained in Part two of UK Finance Lenders’ Handbook for Skipton. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Skipton where a lease does not satisfy these requirements. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Smethwick.
I have paid off my mortgage with Principality. I assume I don't need a Smethwick solicitor on the Principality panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
Our sealed bid on a semi in Smethwick has been agreed to, but there is a chain. The owners have offered on a property, however it’s not been accepted yet, and have viewings of other flats in the pipeline. I have selected a high street conveyancing solicitor in Smethwick. What should be my next step? When do I get the mortgage application with Nationwide going?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx £1k, then survey, Smethwick conveyancing search fees, etc). The first course of action is to ensure that your lawyer is on the Nationwide approved list. Regarding the next phase this very much depends on the circumstances of your case, attraction to this property and on the state of the market. During a buoyant market some buyers would apply for a home loan with Nationwide and pay for the valuation and only if it comes back ok would they request their conveyancing practitioner to move forward with the conveyancing in Smethwick.
How does conveyancing in Smethwick differ for newly converted properties?
Most buyers of new build or newly converted property in Smethwick come to us having been asked by the developer to sign contracts and commit to the purchase even before the residence is completed. This is because developers in Smethwick usually buy the real estate, 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.
What tools are available to identify a Smethwick solicitor on the Skipton Building Society conveyancing panel? I have a car and am willing to travel upto 20kilometers to meet the lawyer.
Feel free to make use of the tool on this website. Please choose the mortgage company and your location and you will see a number of Smethwick conveyancing lawyers located nearest you. We have detailed some Smethwick conveyancing firms at the bottom of this page and you can call them to verify if they are on the Skipton Building Society panel