What is the first thing I need to know about purchase conveyancing in Willenhall?

You may not hear this from too many lawyers but conveyancing in Willenhall or throughout Birmingham is often a confrontational experience. Put another way, when it comes to conveyancing there is lots of opportunity for confrontation between you and others involved in the transaction. E.g., the seller, property agent and on occasion your bank. Selecting a solicitor for your conveyancing in Willenhall is a critical decision as your conveyancer is your adviser, and is the ONE person in the process whose responsibility is to act in your best interests and to protect you.

There is a worrying increase of a "blame" culture- someone has to be blamed for the process being so protracted. You your first instinct should be to trust your lawyer ahead of all other players when it comes to the legal transfer of property.

I bought my apartment on 8 January and the transaction details is not yet registered. Need I be worried? My conveyancing solicitor in Willenhall advises it would be concluded in a couple of weeks. Are transfers in Willenhall particularly slow to register?

As far as conveyancing in Willenhall registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timescales can vary subject to who lodges the application, whether there are errors and if the Land registry must send notices to any interested parties. At present in the region of three quarters of submission are fully addressed within two weeks but some can be subject to extensive hold-ups. Historically registration is effected after the buyer is living at the premises so 'speed' is not typically top priority yet where it is urgent that the the registration takes place urgently then you or your conveyancer can contact the land registry and explain the circumstances.

How does conveyancing in Willenhall differ for newly converted properties?

Most buyers of new build premises in Willenhall come to us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is completed. This is because developers in Willenhall usually buy the land, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Willenhall or who has acted in the same development.

How do I identify a Willenhall solicitor on the Norwich and Peterborough Building Society conveyancing panel? I drive a motor bike and am prepared to travel upto 25miles to meet the solicitor.

Feel free to make use of the tool on this page. Please pick a bank and your location and you will see a number of Willenhall conveyancing lawyers located nearest you. We have detailed some Willenhall conveyancing firms at the bottom of this page and you can telephone them to see whether they are on the Norwich and Peterborough Building Society member panel

Are there common defects that you see in leases for Willenhall properties?

There is nothing unique about leasehold conveyancing in Willenhall. All leases are drafted differently and drafting errors can result in certain sections are not included. The following missing provisions could result in a defective lease:

A provision for the recovery of money spent for the benefit of another party. Service charge per centages that don't add up correctly leaving a shortfall

You may have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Birmingham Midshires, The Royal Bank of Scotland, and Platform Home Loans Ltd all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the buyer to pull out.

Willenhall Conveyancing for Leasehold Flats - Sample of Queries before Purchasing

Is the freehold owned jointly by the tenants? Who manages the building?