Last December we completed a house move in West Bromwich. We have noticed several problems with the house which we consider were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been carried out as part of conveyancing in West Bromwich?

The query is not clear as to the nature of the problems and if they are unique to conveyancing in West Bromwich. Conveyancing searches and investigations undertaken as part of the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, a property owner fills in a form known as a SPIF. If the information provided is inaccurate, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in West Bromwich.

Can your site be used to locate a Conveyancing solicitor in West Bromwich even where I’m not buying or disposing of a house, for instance if I intend to acquire an office in West Bromwich with a loan from Skipton Building Society?

The service is mainly used to select residential conveyancing solicitors in West Bromwich but we have set out towards the bottom of this page some West Bromwich commercial conveyancing firms. You should speak with the company directly to see if they are also authorised to represent Skipton Building Society

I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in West Bromwich. My lender is Accord Mortgages

Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 15/3/2023, the requirements read as follows :

I just bought a flat at auction in West Bromwich. Conveyancing is necessary. What happens now?

Now that you are for in every practical sense signed on the dotted line you should choose a conveyancing solicitor quickly as you will have a fast approaching a drop dead date to complete the purchase. Every auction property will ordinarily have a corresponding legal pack. This should include evidence of title and search results. In the case of leasehold property the conveyancing pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You should give this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that that you have the requisite funding in place to complete the transaction on the set completion date.

Are all West Bromwich Conveyancing Quality Solicitors on the Principality conveyancing panel?

Some major lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.

I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a West Bromwich conveyancing practitioner on the Clydesdale panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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 Clydesdale has sent the Land Registry the discharge electronically, and
3. Clydesdale has instructed the Land Registry to do so

The Land Registry will send you a letter confirming that your Clydesdale mortgage has been paid off.

Completion is due on the sale of our £400,000 garden flat in West Bromwich in just under a week. The managing agents has quoted £300 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in West Bromwich?

West Bromwich conveyancing on leasehold apartments nine out of ten times involves fees being levied by freeholders :

Completing pre-contract questions Where consent is required before sale in West Bromwich Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for West Bromwich leasehold premises is £350. For West Bromwich conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide answers.

I acquired a ground floor flat in West Bromwich, conveyancing having been completed 7 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in West Bromwich with a long lease are worth £179,000. The ground rent is £65 invoiced every year. The lease runs out on 21st October 2080

You have 57 years left to run we estimate the price of your lease extension to range between £26,600 and £30,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.