Have just purchased a probate house at auction in West Bromwich. Conveyancing is required. What are my next steps?

Having legally committed yourself to purchase you must choose a conveyancing solicitor soon as you will have a fast approaching a drop dead date to complete the conveyancing. An auction property will ordinarily have a bespoke legal pack. This should include most,if not all of the documents that your conveyancer will need. Where you are dealing with leasehold premises the conveyancing pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You should hand this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that you have funds in order to complete the transaction on the set completion date.

We are aiming to move property in October. Does my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you recommend a removal company in West Bromwich. Conveyancing firm was chosen prior to coming across your website.

On the afternoon of completion you will need to collect the house keys from the selling agent however this can only be done when the sellers solicitors confirm to the agent that they have the completion monies and the keys can be released. After that you can advise the removal men that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can help you locate a conveyancing in West Bromwich or a firm that specialises in conveyancing in West Bromwich.

I am expecting a OIP from Clydesdale this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Clydesdale recommend any West Bromwich solicitors on the Clydesdale conveyancing panel, or is it better to go independently?

You will need to appoint West Bromwich solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.

I need some expedited conveyancing in West Bromwich as I am faced with an ultimatum to sign on the dotted line within 2 weeks. Luckily I do not need a mortgage. Can I avoid the conveyancing searches to save money and time?

As you are not obtaining a home loan you are at free not to do searches although no conveyancer would advise that you don't. Drawing on our experience of conveyancing in West Bromwich the following are examples of issues that can be revealed and adversely impact the marketability of the property: Refused Planning Applications, Outstanding Fees, Overdue Grants, Road Schemes,...

My wife and I purchased a renovated Georgian property in West Bromwich. Conveyancing lawyer represented me and Accord Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??

You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in West Bromwich and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing solicitor who conducted the conveyancing.

How does the Landlord & Tenant Act 1954 affect my commercial offices in West Bromwich and how can you help?

The particular law that you refer to affords protection to business lessees, giving them the a statutory right to make a request to court for a renewal lease and continue in occupation at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in West Bromwich

I've recently bought a leasehold flat in West Bromwich. Am I liable to pay service charges for periods before completion of my purchase?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

West Bromwich Conveyancing for Leasehold Flats - A selection of Queries before Purchasing

How many years remain on the lease? How much is the ground rent and service charge?