I used Wolstenholmes a few years past for my conveyancing in West Bromwich. I now require my file but the law firm has closed. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in West Bromwich of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

The estate agent has sent us the confirmation of our purchase of 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 conveyancing.

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

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. 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.

Is it simple use your search app to locate a conveyancing lawyer in West Bromwich on the panel for my lender?

Step one is to select a bank such as Yorkshire Building Society, Barnsley Building Society or Alliance & Leicester then choose your location for instance West Bromwich. Conveyancing firms in West Bromwich and across England and Wales should be shown.

I have been sourcing a conveyancing lawyer in West Bromwich for my house move. Is it possible to check a firm’s complaints history with the legal regulator?

Anyone can search for presented Solicitor Regulator Association (SRA) decisions stemming from inquisitions commenced on or after Jan 2008. Visit Check a solicitor's record. To find details Pre 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The regulator may monitor telephone calls for training reasons.

I own a leasehold house in West Bromwich. Conveyancing and Barnsley Building Society mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1998. The conveyancing practitioner in West Bromwich who acted for me is not around. What should I do?

The first thing you should do is make enquiries of HMLR to make sure that this person is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a West Bromwich conveyancing lawyer to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

West Bromwich Leasehold Conveyancing - A selection of Queries before Purchasing

It would be sensible to investigate if there are any onerous prohibitions in the lease. By way of example it is fairly common in West Bromwich leases that pets are not allowed in certain buildings in West Bromwich. If you like the apartmentin West Bromwich but your cat can’t live with you then you will be presented with a difficult decision. How many years are left on the lease? The answer will be helpful as a) areas can cause problems for the block as the common areas may begin to deteriorate where services are not paid for b) if the leaseholders have an issue with the managing agents you will want to have all the details