My wife and I are buying a apartment in Solihull. I might seem paranoid but how we can trust a lawyer? At some point we will need to put money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My conveyancer has informed me that absentee landlord insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Solihull?
The right level of absentee landlord indemnity insurance should be dictated by who who your lender is. It would differ for example between HSBC Bank and Coventry Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
Is it the case that all Solihull CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing panel?
Some major banks and building societies now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
I need some fast conveyancing in Solihull as I am faced with pressure to sign on the dotted line inside 4 weeks. A mortgage is not required. Can I escape the need for conveyancing searches to save money and time?
As you are are a mortgage free buyer you have the choice not to do searches although no solicitor would advise that you don't. With lots of history conveyancing in Solihull the following are instances of what can crop up and therefore affect future saleability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Road Schemes,...
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Solihull is the location of the property. Can you shed any light on this issue?
Flying freeholds in Solihull are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Solihull you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Solihull may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
We are 18 days into a residential purchase having been directed to conveyancers by the local agent to carry out the conveyancing in Solihull. We are not happy. Can you you assist me in finding new lawyers?
They would need to be really bad in order to consider replacing them. Has your loan offer been generated? In the event that it has you must advise them of the replacement conveyancer and ensure the loan are re-sent. Your solicitor ideally needs to be on the banks approved list to avoid escalating costs and frustration. That should be your first question of the new solicitors. Our find a solicitor tool can help you find a bank approved solicitor for your conveyancing in Solihull
I want to rent out my leasehold apartment in Solihull. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?
Some leases for properties in Solihull do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
Solihull Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to buying
How is the lease structured? You should want to discover as much as you can about the managing agents as they will either make life much easier or a lot more difficult. As the proprietor of a leasehold property you will be at the mercy of the managing agents both financially and when it comes to practical matters like the tidiness of the communal areas. Enquire of other people whether they are happy with their service. Finally, be sure you know the dates that you are obliged pay the service charge to the relevant party and specifically what it includes. Best to be warned whether window replacement or some other major work is coming up that will be shared amongst the leasehold owners and will dramatically increase the the service costs or require a one time invoice.