I am acquiring a house for cash in Castle Bromwich. I have lived for the previous dozen years in Castle Bromwich. Conveyancing searches are a lot of money. As I have knowledge of the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a home loan, then almost all of the Castle Bromwich conveyancing searches are at your discretion. Your lawyer will ’encourage you, perhaps strongly, that you should have searches completed, but she is duty bound to do this. Do bear in mind; if you are intend to dispose of the house in the future, it will likely be be of interest to your future buyer what the searches contain. Sometimes properties with day to day issues can still reveal negative search results. A good conveyancing solicitor in Castle Bromwich should be able to give you some practical advice here.
We are downsizing from our house in Castle Bromwich and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the purchasers are using a nationwide conveyancing practice rather than a conveyancing solicitor in Castle Bromwich. We have lived in Castle Bromwich for many years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I used Wolstenholmes a few years past for my conveyancing in Castle Bromwich. Now, I need the files but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Castle Bromwich of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Castle Bromwich differ for newly converted properties?
Most buyers of new build premises in Castle Bromwich contact us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is constructed. This is because builders in Castle Bromwich typically 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 Castle Bromwich or who has acted in the same development.
Due to the encouragement of my in-laws I had a survey completed on a house in Castle Bromwich before retaining conveyancers. I have been told that there is a flying freehold element to the property. My surveyor advised that some lenders may not issue a mortgage on such a home.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Castle Bromwich. Conveyancing will be smoother if you use a solicitor in Castle Bromwich especially if they are accustomed to such properties in Castle Bromwich.
Is there a reason that Castle Bromwich conveyancing costs differ for leasehold and freehold properties?
Inevitably there is more work needed in leasehold conveyancing. Castle Bromwich has many leasehold properties. There is more paperwork involved in the purchase: for example, the lease and leasehold information (including up to date service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.