Am I correct in assuming that the fact that my conveyancer in Streetly is not listed on my lender's conveyancing panel that there is a problem with the standard of his conveyancing?

That is more than likely a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Streetly conveyancing firm and enquire why they are no longer on the approved list for your lender.

Can your site be used to find a Conveyancing solicitor in Streetly even if I’m not purchasing or selling a house, for instance where I want to acquire an office in Streetly with a mortgage from The Mortgage Works?

Our search tool is primarily utilised to help choose domestic conveyancing solicitors in Streetly but we have set out towards the bottom of this page some Streetly commercial conveyancing firms. You should make contact with the solicitors directly to establish if they can also act for The Mortgage Works

My wife and I are purchasing a flat in Streetly. It might be a silly question but how we can trust a lawyer? On completion day we have to send funds 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.

I just acquired a flat at auction in Streetly. Conveyancing is necessary. What are my next steps?

Given that you have now to all intents and purposes signed on the dotted line you now have to hire the services of a conveyancing lawyer quickly as you now have a pending a fixed date to complete the purchase. All auction property will have a corresponding legal pack. This should include most,if not all of the paperwork that your solicitor will need. In the case of leasehold premises the legal pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You should give this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that you have funds organised to complete on the on the contractual date .

I can not work out if my bank requires a lease extension. I have called my Streetly building society branch on a couple of occasions and was told they are content with the situation and they will lend. My Streetly conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they would not lend in accordance with their published requirements. Who do I believe?

The conveyancing practitioner must comply with the CML Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

What does commercial conveyancing in Streetly cover?

Non domestic conveyancing in Streetly covers a broad range of services, given by qualified solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.

We expect to complete the sale of our £150,000 apartment in Streetly next week. The management company has quoted £336 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Streetly?

Streetly conveyancing on leasehold apartments usually necessitates the purchaser’s solicitor submitting questions for the landlord to address. Although the landlord is under no legal obligation to respond to such questions most will be content to assist. They are entitled to charge a reasonable charge for responding to questions or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is over three hundred pounds, in some transactions it exceeds £800. The management information fee required by the landlord must be sent together with a synopsis of entitlements and obligations in relation to administration charges, without which the charge is technically not due. In reality you have little option but to pay whatever is requested of you should you wish to complete the sale of your home.

Leasehold Conveyancing in Streetly - Examples of Questions you should consider before buying

On the whole the cost for major works are not wrapped into the maintenance charges, albeit that a few managing agents in Streetly obliged leasehold owners to pay into a sinking fund and this is used to offset against larger repairs or maintenance. How much is the maintenance charge and ground rent on the flat? You should be aware if it is fewer than 80 years it will impact the marketability of the property. It is worth checking with your mortgage company that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will most likely have to extend the lease at some point and it is worth finding out what this would cost. Remember, in most cases you will be be obliged to have been the owner of the residence for a couple of years before you are eligible to extend the lease.