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Find a Smethwick Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Smethwick? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Smethwick home move at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Smethwick conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Smethwick

Finally the sale completed on my house in Smethwick last May yet the purchaser is e-mailing daily complaining that his conveyancer is waiting to hear from myconveyancer. What are the post completion sale legalities now that I have sold?

Following your disposal your solicitor should deliver the transfer deeds and all additional paperwork to the buyer’s lawyers. Where appropriate, your solicitor should also evidence that the mortgage has been redeemed to the purchasers solicitors. There is unlikely to be post completion requirements specific conveyancing in Smethwick.

Forgive me if this question is silly but I am wet behind the ears as FTB of a garden flat in Smethwick. Do I pick up the keys to the house on completion from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in Smethwick?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the owner’s solicitors, and shortly after the monies have arrived, you will be able to collect the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.

Can you point me to a directory of Clydesdale panel solicitors in Smethwick on the Council of Mortgage Lender’s Website?

No. There is no such directory service on the CML or Building Society Association sites. Very few banks make their panel listings visible over the internet. If you are looking for a Smethwick property lawyer on the Clydesdale please make the most of our tool.

How can we tell if a Smethwick conveyancing solicitor on the Clydesdale panel is any good?

When it comes to conveyancing in Smethwick getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor carrying out your conveyancing.

I own a terraced Georgian property in Smethwick. Conveyancing lawyer acted for me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold under the matching property. I thought I was buying a freehold how can I check?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Smethwick and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing practitioner who conducted the work.

How simple is it to use the search tool to find a conveyancing solicitor in Smethwick on the authorised to act for my lender?

First select a bank such as Halifax, Barnsley Building Society or Platform Home Loans Ltd then choose your preferred area a common one being Smethwick. Conveyancing organisations in Smethwick and nationally will then be shown.

Back In 2009, I bought a leasehold flat in Smethwick. Conveyancing and Aldermore mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1994. The conveyancing practitioner in Smethwick who acted for me is not around. Any advice?

The first thing you should do is contact the Land Registry to make sure that this person is indeed the registered owner of the freehold reversion. There is no need to instruct a Smethwick conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I purchased a 2 bed flat in Smethwick, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Smethwick with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ceases on 21st October 2091

With 70 years unexpired we estimate the price of your lease extension to be between £9,500 and £11,000 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.

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