Finally the sale completed on my house in Wednesbury last January yet the purchaser is whats apping daily complaining that her lawyer needs to hear from mine. What should have happened now that I have sold?

After completion of your house sale your lawyer should send the transfer deeds and all supplemental paperwork to the purchaser's solicitors. If applicable, your conveyancer must also evidence that the home loan has been redeemed to the buyers conveyancers. There are no post completion steps just for conveyancing in Wednesbury.

We are buying a property in Wednesbury. 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 money?

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.

Is it the case that all Wednesbury solicitor practices on the Clydesdale conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Clydesdale conveyancing panel they would need to be regulated by the SRA. Many lenders do list licenced conveyancers on their panel and in such a situation the firms would be regulated by the CLC.

We had selected conveyancers based in Wednesbury on the Skipton solicitor panel. They have just invoiced me a further sum for handling the Skipton mortgage. Is this a supplemental conveyancing fee set by Skipton?

Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your property lawyer is entitled to charge a fee for this. This fee is not set by Skipton but by your Wednesbury lawyer. Numerous firms on the Skipton panel will levy ’dealing with mortgage’ fee and others do not.

The deeds to our property are lost. The solicitors who handled the conveyancing in Wednesbury 4 years ago have long since closed. What do I do?

You no longer need to have the physical original deeds to establish that you own the land or property, given that the Land Registry hold details of all registered land or property electronically.

I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a simple, chain free conveyancing. Wednesbury is where the house is located. What do you suggest?

Flying freeholds in Wednesbury are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wednesbury you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wednesbury may determine 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.

I want to sublet my leasehold flat in Wednesbury. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?

A lease governs the relationship between the freeholder and you the flat owner; specifically, it will indicate if subletting is not allowed, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Wednesbury do not prevent subletting altogether – such a provision would adversely affect the market value the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.

Wednesbury Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to Purchasing

This question is useful as a) areas may result in problems for the block as the common areas may begin to deteriorate if maintenance remain unpaid b) if the leasehold owners have a dispute with the running of the building you will want to have all the details You should be aware that where the lease has less than eighty years it will affect the value of the flat. It is worth checking with your mortgage company that they are happy with remaining years on the lease. Leases with fewer than 80 years remaining means that you will most likely have to extend the lease sooner rather than later and it is worth finding out what this will be. For most Wednesburylease extensions you would be required to have been the owner of the property for 24 months before you are eligible to extend the lease. Does the lease contain onerous restrictions?