We were about to choose a conveyancing solicitor in Bloxwich found on your site but have come across some other estimates on the internet look less pricey – why is this?

There are many firms of conveyancing organisations promoting self styled £99 conveyancing, unfortunately it’s common in such cases for extracharges result in the completion bill being escalated. Solicitors ought to ensure fees outlined in terms of engagement should be equitable and be applied The law firms that we list for conveyancing in Bloxwich set out all charges for the property you plan tobuy.

How up to date is your database of Bloxwich solicitors on the HSBC conveyancing panel? Do HSBC send you an updated list?

Bloxwich conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.

I have recentlyfound out that Stirling Law have closed. They conducted my conveyancing in Bloxwich for a purchase of a freehold house 12 months ago. How can I establish that the property is registered correctly in the name of the former proprietor?

The quickest method to see 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 Bloxwich conveyancing specialists.

I am looking for a leasehold apartment up to £235,500 and found one round the corner in Bloxwich I like with amenity areas and station in the vicinity, the downside is that it only has 49 remaining years left on the lease. There is not much else in Bloxwich suitable, so just wondered if I would be making a grave error buying a short lease?

If you need a mortgage the shortness of the lease may be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this.

My 20yr old son is just in the process of moving home, he had his mortgage in principle. After the offer was accepted on flat we contacted the lender to go forward with his. We were very surprised to learn that mortgage companies do not accept all lawyer, they have to be on a list, is this right?

Banks normally restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Bloxwich lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.