As I am unsure how the conveyancing process works what is the most important piece of guidance you can give me regarding purchase conveyancing in West Bromwich?
You may not hear this from too many lawyers but conveyancing in West Bromwich and elsewhere in England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there exists lots of room for confrontation between you and other parties involved in the transaction. For instance, the vendor, selling agent and even potentially a bank. Appointing a law firm for your conveyancing in West Bromwich should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the legal process whose role it is to act in your best interests and to keep you safe.
Every so often a potential adversary may attempt to persuade you that you should follow their advice. For example, the selling agent may claim to be helping by claiming that your solicitor is wrong. Or your financial adviser may tell you to do something that is contrary to your conveyancers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
We are planning to move house in November. Will my conveyancing solicitor call the removal company on the completion day. On a separate note, can you recommend a removal company in West Bromwich. Conveyancing lawyer was found before I stumbled across your page.
On the afternoon of completion you can collect the house keys from your estate agent but this should only take place once the previous owners solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be handed over. After that you should advise the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can assist you in finding a conveyancing in West Bromwich or a firm with expertise in conveyancing in West Bromwich.
is it true that all West Bromwich solicitor practices on the Clydesdale conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many banks do permit licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.
I have instructed a West Bromwich conveyancer having made sure that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own West Bromwich surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have been told that property searches are a common reason for obstruction in West Bromwich house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of delays in the conveyancing process. Local searches are unlikely to feature in any slowing down conveyancing in West Bromwich.
How does conveyancing in West Bromwich differ for newly converted properties?
Most buyers of new build premises in West Bromwich approach us having been asked by the developer to sign contracts and commit to the purchase even before the house is constructed. This is because house builders in West Bromwich typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in West Bromwich or who has acted in the same development.
I was advised by a number of estate agents in West Bromwich to choose a property lawyer on your site. Is there a financial inducement for Estate Agents to offer your services over another?
We refuse to give any financial incentive for sending work to this site. We found it would be just too difficult to pay a commission because home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.