Do lawyers ask for money up-front for conveyancing in West Bromwich?

If you are buying a property in West Bromwich your solicitor will ask you to provide them with monies to cover the search fees. This will be the total of the cost of the conveyancing searches. If any down payment is as part of the sale price then this will be asked for shortly before exchange of contracts. The final balance that is needed should be transferred a few days prior to the completion date.

I'm the single recipient of my late father’s will and I have everything in my name now, including the my former home in West Bromwich. The West Bromwich property was put into my name in July. I plan to dispose of the property. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship will be considered the same way as though I had purchased the property in July. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. many banks would take a practical view as this provision principally exists to capture the purchase and immediately sell or the flipping of properties.

I have paid off my mortgage with UBS. I assume I don't need a West Bromwich conveyancer on the UBS panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where UBS has sent the Land Registry the discharge electronically, and
3. UBS has instructed the Land Registry to do so

I am currently in the process of buying my council flat in West Bromwich. I have a mortgage offer with Lloyds. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.

About to purchase a new build flat in West Bromwich. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in West Bromwich

Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

How can the Landlord & Tenant Act 1954 impact my commercial property in West Bromwich and how can your lawyers assist?

The particular law that you refer to provides a safeguard to business leaseholders, granting the a statutory right to apply to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. West Bromwich is one of our numerous areas of the UK in which our lawyers are located

My wife and I have instructed a West Bromwich conveyancing solicitor for our home move (FTB’s) and have noticed in the engagement letter that they are not regulated by the FCA. Need I be concerned or is that usually the case with property lawyer?

We can't see why they should be. Most solicitor don't lend money. You should check that they are governed by the SRA, who set stringent conditions in relation to amounts held in their bank.