When it comes to mortgage companies such as RBS, do Stourbridge conveyancers face an annual charge to be on the conveyancing panel?

We are unaware of any lender fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

Can you point me to a directory of HSBC panel solicitors in Stourbridge on the Building Society Association’s Website?

Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. A small selection of mortgage companies make their panel listings viewable online. If you are in need of a Stourbridge conveyancing practitioner on the HSBC please use our facility.

At last I have had an offer on a maisonette in Stourbridge accepted, but there is a chain. The vendors have offered on a flat, but it’s not been accepted yet, and have viewings of other flats in the pipeline. I have instructed a nearby conveyancing solicitor in Stourbridge. What do I do now? At what point do I apply for the mortgage with TSB?

It is usual to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is approx £1k, then survey, Stourbridge conveyancing search fees, etc). The first course of action is to ensure that your solicitor is on the TSB conveyancing panel. Concerning the next steps this very much dictated by the uniqueness of your case, attraction to this property and on the state of the market. During a buoyant market some home buyers would apply for the mortgage with TSB and pay for the valuation and only if it was satisfactory would they pay their solicitor to proceed with searches.

I require fast conveyancing in Stourbridge as I have pressure to sign on the dotted line within one month. Fortunately I do not need a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?

As you are are a cash purchaser you have the choice not to do searches although no law firm would advise that you don't. Drawing on years of experience of conveyancing in Stourbridge the following are instances of what can crop up and adversely impact future mortgageability: Enforcement Actions, Outstanding Charges, Outstanding Grants, Railway Schemes,...

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a quick, chain free conveyancing. Stourbridge is where the house is located. Can you shed any light on this issue?

Flying freeholds in Stourbridge are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stourbridge you would need to get your solicitor to go 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 Stourbridge may decide 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 premises.

Do you have any top tips for leasehold conveyancing in Stourbridge from the perspective of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Stourbridge can be avoided where you get in touch lawyers as soon as you market your property and request that they start to put together the leasehold documentation which will be required by the purchasers’ representatives.
In the event that you altered the property did you need the Landlord’s consent? Have you, for example installed wooden flooring? Stourbridge leases often stipulate that internal structural changes or addition of wooden flooring require a licence issued by the Landlord consenting to such works. Should you dont have the consents to hand do not communicate with the landlord without checking with your lawyer first. If you hold a share in a the freehold, you should ensure that you have the original share certificate. Organising a replacement share certificate can be a time consuming formality and slows down many a Stourbridge conveyancing deal. Where a new share is required, do contact the company officers or managing agents (where relevant) for this sooner rather than later. If there is a history of conflict with your freeholder or managing agents it is very important that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be concerned about purchasing a flat where a dispute is unresolved. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to present the dispute as over as opposed to ongoing.

Stourbridge Leasehold Conveyancing - Examples of Questions you should ask Prior to buying

How many of the leaseholders are in arrears for their service charge payments? This information is helpful as a) areas may result in problems in the block as the common areas may begin to deteriorate if services are not paid for b) if the tenants have an issue with the running of the building you will need to have all the details It would be sensible to find out as much as possible about the company managing the block as they will either make living at the property much easier or a lot more difficult. Being a leasehold owner you are frequently at the mercy of the managing agents both financially and when it comes to every day matters such as the tidiness of the common parts. Enquire of prospective neighbours if they are happy with their service. In conclusion, investigate as to the dates that the service charges are due to the relevant party and specifically how they are spending the funds.

If instructed can a conveyancer remove someone from the title of my home in Stourbridge ?

Subtracting or adding someone to the title of your house is relatively straightforward. You’ll need to appoint a conveyancer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancing practitioner