We see that you have a post code search directory identifying solicitors on the Aldermore conveyancing panel. Do companies pay you a commission if I instruct them for our own conveyancing in Wednesbury?
We are a listing service only for law firms wishing to communicate if they are on the Aldermore 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'm the sole recipient of my late mum's estate and I have everything in my name alone, including the my former home in Wednesbury. The Wednesbury property was put into my name in August. I plan to dispose of the house. I do know about the CML 6 month 'rule', which means that my property ownership may be considered the same way as if I'd bought the property in August. Will no one buy the property for half a year?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. many lenders would take a practical view as this obligation is principally there to identify the purchase and immediately sell or the flipping of properties.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Wednesbury property lawyer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
It is unclear whether my lender requires a lease extension. I have called my Wednesbury bank branch on a couple of occasions and was told it wasn't an issue and they would lend. My Wednesbury conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. I have no idea who is right.
Provided that the lawyer is on the lender approved list, they must follow the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
Do commercial conveyancing searches disclose impending roadworks that may impact a commercial site in Wednesbury?
Its becoming the norm that commercial conveyancing solicitors in Wednesbury will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Wednesbury. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Wednesbury.
For each commercial conveyancing transaction in Wednesbury it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Wednesbury commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Wednesbury.
I used Arc property Solicitors several years past for my conveyancing in Wednesbury. I now require my file but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate 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 Wednesbury of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Taking into account that I am about to part with 450k on a property in Wednesbury I would like to have a conversation with the conveyancer regarding thehouse move prior to giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - we would be happy to talk to you we do not take any clients on without you speaking to the conveyancer who will be conducting your property ownership legalities in Wednesbury.There is no ‘factory style conveyancing’ - each client is unique person, not a matter number. The practices that we put you in touch with believe that the figure you are quoted for residential conveyancing in Wednesbury should be the figure that you end up paying.
I am purchasing a flat and cash is in place. I have provided conveyancer with two separate evidence of photo identification, bank statement, numerous utility bills. Now he wants a copy from a probate lawyer advising that the money is in place and that it has come from inheritance and not via illegitimate means.
In today’s world you will not be able to complete any Wednesbury conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Establishing of your source of funds is required under Money Laundering laws.