We are getting a further advance on our mortgage from RBS as we want to carry out renovations to our home in Walsall. Do we need to select a nearby Walsall solicitor on the RBS conveyancing panel to deal with the legals?
RBS don't usually appoint a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS panel.
Completion of my remortgage has taken place for my property in Walsall. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am due to exchange contracts on my house. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Aldermore are being a right pain. The Walsall solicitor who is on the Aldermore conveyancing panel is saying indemnity insurance will be fine but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What can a local search inform me regarding the house we're buying in Walsall?
Walsall conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company such as Xpress Legal The local search plays an important part in most Walsall conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your new home. The search will provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
What does commercial conveyancing in Walsall cover?
Commercial conveyancing in Walsall incorporates a wide range of guidance, provided by regulated solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
My father-in-law has encouraged me to use his lawyers for conveyancing in Walsall. Should I use them?
There are no two ways about it the best way to select a conveyancing practitioner is to get recommendations from friends or relatives who have actually experience in using the conveyancer that you are contemplating using.
If all goes to plan we aim to complete the disposal of our £400,000 flat in Walsall on Wednesday in a week. The management company has quoted £348 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Walsall?
For most leasehold sales in Walsall conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
-
Answering conveyancing due diligence enquiries
Where consent is required before sale in Walsall
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I acquired a basement flat in Walsall, conveyancing was carried out 5 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Walsall with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease ends on 21st October 2077
You have 53 years unexpired the likely cost is going to be between £27,600 and £31,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.
My fiance and I have just found out that one of the partners of the solicitors handling the purchase conveyancing in Walsall is a relative of the vendor. Is this acceptable?
As long as no conflict arises this is permitted. Where you are needing a home loan then the lender may have a say as many mortgage companies have specific instructions on this. For example for Coventry Building Society as of 15/4/2024, the requirements read as follows :