I am in a contract race with another buyer for a property in Wednesbury. What can I do to expedite the conveyancing process?
First, If the seller is applying pressure for your conveyancing we would recommend that your conveyancer is familiar with the location as they will benefit local contacts and intelligence. It is possible that they may have conducted previoushomes in the same road. You would be best advised to use a Wednesbury conveyancing solicitor. Second, double check that the conveyancing firm is on the on the approved list for your mortgage company. It is understood that just under twenty per cent of Wednesbury conveyancing deals are delayed or jeopardised after finding out that a purchaser’s lawyer was not on their banks panel. This can often result in the legal process being delayed by an average of 21 days. It is said that this issue affects approximately 100,000 home sales annually. Most Wednesbury conveyancing firms can not represent certain mortgage companies so do check as early as possible.
We note that you have a post code search directory identifying solicitors on the Yorkshire BS conveyancing panel. Do companies pay you a commission if I appoint them for our conveyancing in Wednesbury?
We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Wednesbury.
I had intended to instruct a property lawyer in Wednesbury for our house purchase. Our broker informed us that our mortgage lenders Britannia won't deal with them. Why is this not regarded as unfair competition?
A bank can require an approved conveyancer act for it. You would be expected to meet the cost of this. Do use our tool to get a quote from a solicitor to conduct conveyancing in Wednesbury on the Britannia approved list of solicitors.
When it comes to mortgage companies such as Nottingham, do Wednesbury conveyancing practitioners incur an annual charge to be on the list of approved solicitors?
We are unaware of any mortgage company fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
My partner and I are spending time viewing flats in Wednesbury and I am now considering a potential offer. Should I already have a conveyancer in place at this point? I intend to finance via a mortgage with Nottingham.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are taking out a mortgage with Nottingham, ask your prospective lawyers if they are on the Nottingham conveyancing panel otherwise they can't do the mortgage legal work.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Wednesbury conveyancing practitioner on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
My wife and I purchased a renovated Edwardian house in Wednesbury. Conveyancing solicitor acted for me and Virgin Money. 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 thought I was buying a freehold how can I check?
You should assess 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wednesbury and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing solicitor who completed the work.
Why is New Build conveyancing in Wednesbury more expensive?
Purchasing a brand new property is completely distinct from the normal house buying conveyancing in Wednesbury. For a start sellers usually require contracts to exchange within a tight deadline, the result being a lot of pressure on your conveyancer to ensure everything is in order. In addition new build premises often necessitate the checking of adoption of highways, drains, planning considerations, building warranties or architects certificates. Bank obligations are also more detailed. Taking into account the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.