It has come to my attention via my broker that my Locks Heath the law firm I have appointed is not on the bank Solicitor panel. What can I do to be certain that this is indeed the case?
Your first step should be to call your Locks Heath conveyancer. It is reasonable to expect your lawyer to notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
My partner and I are downsizing from our property in Locks Heath and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Locks Heath lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using a web based conveyancing practice rather than a conveyancing solicitor in Locks Heath. We have lived in Locks Heath for three years we know that this is a non issue. Should we contact our local Authority to obtain clarification need.
It sounds as though you may 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 have todaydiscovered that Arc property Solicitors have closed. They carried out my conveyancing in Locks Heath for a purchase of a leasehold apartment 9 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?
The easiest method to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Locks Heath conveyancing specialists.
I am buying a new build flat in Locks Heath. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Locks Heath
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Am I best advised to use a Locks Heath conveyancing lawyer based in the location that I am buying? An old friend can deal with the legal formalities however his firm is located approximately 350miles away.
The benefit of a local Locks Heath conveyancing practice is that you can visit the firm to execute paperwork, hand in your ID and pester them if necessary. Having local Locks Heath know how is a bonus. However it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and on the whole were content that should outweigh using an unfamiliar Locks Heath conveyancing lawyer solely due to them being round the corner.
My father-in-law mentioned that when choosing a conveyancing solicitors they need approved by your mortgage company. I am novice purchaser but I have an AIP with Birmingham Midhshires and I already have a high street conveyancing lawyer in Locks Heath on standby. Does Santander require an approved conveyancer to be instructed? If so, where do I find that list so I can pick a conveyancing lawyer in Locks Heath?
You need to instruct a solicitor that is on the Santander panel. The first thing to do is ring your preferred Locks Heath conveyancing lawyer and ask if they are on the Santander panel. If they are not approved you have numerous options available to you here:
- Complete the deal with your preferred Locks Heath conveyancer but Santander will undoubtedly instruct a conveyancing practitioner from their conveyancing panel. The net impact is additional fees and probable frustration.
- Choose a new conveyancing practitioner to act in the purchase, obviously checking they are on the Santander conveyancing panel.
- Convince your conveyancer to attempt to join the lender panel.