I am under pressure from the owner of a property in Wednesbury to complete within four weeks. What can I do to speed up matters?
First, If you are under a tight deadline to complete it is advisable to make sure that your solicitor is familiar with the location as they will make use of local connections and knowledge. It is even conceivable that they would have conducted otherhouses in the same road. You would be best advised to use a Wednesbury conveyancing lawyer. Second, make sure that the lawyer is on the lender panel. It is said that just under twenty per cent of Wednesbury conveyancing transactions are delayed or derailed after finding out that a buyer’s solicitor was not on their banks panel. This can often result in the legal process being held up by as much as three weeks. It is claimed that this issue affects in the region of 100,000 home moves every year. Almost all Wednesbury conveyancing firms can not act for certain lenders so do check as early as possible.
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Wednesbury. My lender is Tesco Bank
Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 13/1/2026, the requirements read as follows :
Me and my partner are purchasing a house in Wednesbury. It might be a silly question but how we can trust a lawyer? On the day of competition we have to send our life savings into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am the sole beneficiary of my late grandmother’s estate and I have everything in my name alone, including the house in Wednesbury. The Wednesbury property was put into my name in December. I plan to dispose of the house. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship could be treated the same way as if I'd bought the property in December. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How practical a view banks take of it, depend on the mortgage company as this requirement is principally there to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Wednesbury conveyancer on the Co-operative panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
I need to instruct a conveyancing solicitor for some conveyancing in Wednesbury. I have chance upon a web site which seems to have the ideal solution If it is possible to get all this stuff completed via phone that would be ideal. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Expecting to exchange soon on a garden flat in Wednesbury. Conveyancing solicitors assured me that they report fully on Monday. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Wednesbury should include some of the following:
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The physical ownership of the property. This could be the flat itself but may include a attic or basement if appropriate. Does the lease prohibit wood flooring? The length of the lease term. You should be advised as what happens when the lease expires, and informed of the importance of the 80 year mark Who has the liability to repair and maintain the main walls and foundations. It is important that you know which party is responsible the repair and maintenance of every part of the building You should receive a copy of the lease
I acquired a 2 bed flat in Wednesbury, conveyancing was carried out May 2001. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Wednesbury with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease terminates on 21st October 2094
With just 68 years remaining on your lease we estimate the price of your lease extension to range between £9,500 and £11,000 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.
I am thinking of instructing a web based property lawyer rather than a Wednesbury conveyancing firm. Should I ‘stay local’?
There are advantages of having the option pop in to a local Wednesbury conveyancing solicitor such as
- signing documents same day
- often being able to see someone face-to-face can make a significant difference, particularly for non-standard house moves
- the ability to complain if matters are not going as expected
When checking quotes, look carefully for hidden extras. The majority decent Wednesbury high street solicitors give an all-inclusive figure. Many online companies seem to offer low cost prices, yet have burried 'extras' in the small print.