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

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

I just bought a house at auction in Arnold. Conveyancing is necessary. What happens now?

Having for in every practical sense signed on the dotted line you now have to retain a conveyancing solicitor as a matter of urgency as you now have a fast approaching deadline in which to complete the property. All auction property should have an associated legal pack. This will include evidence of title and search results. In the case of leasehold property the legal pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You should pass this on to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding organised to complete on the on the contractual date .

My fiancee and I are at the point of looking at flats in Arnold and I am now considering a potential offer. Should I already have a conveyancer appointed at this point? I am planning to take a mortgage with Clydesdale.

You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are taking out a mortgage with Clydesdale, make sure you remember to check that your lawyer is on the Clydesdale conveyancing panel.

The formalities of my remortgage has taken place for my property in Arnold. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies 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 resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Arnold is where the house is located. Can you offer any assistance?

Flying freeholds in Arnold are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Arnold you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Arnold may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

My husband and I are 18 days into a residential purchase having been recommend to a firm by the high street agent to handle our conveyancing in Arnold. I am am starting to be dissatisfied with the quality of service. Can you help me find new lawyers?

They would need to be very poor in order to consider diss instructing them. Has the mortgage offer been sent? If so you must advise them of the new solicitor and have the loan are issued to the new lawyers. Your conveyancer needs to be on the mortgage company approved list to avoid escalating charges and frustration. That should be your starting point. Our find a solicitor tool should help you find a bank approved conveyancer for your home move in Arnold

I am hoping to complete next month on a studio apartment in Arnold. Conveyancing solicitors inform me that they will have a report out to me next week. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Arnold should include some of the following:

Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? Does the lease require carpeting throughout thus preventing wood flooring? The physical ownership of the property. This may be the property itself but may incorporate a attic or basement if relevant. You need to be told what constitutes a Nuisance in the lease

I purchased a garden flat in Arnold, conveyancing was carried out half a dozen 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 Arnold with over 90 years remaining are worth £201,000. The ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2089

With 65 years left to run we estimate the price of your lease extension to range between £13,300 and £15,400 as well as professional fees.

The figure 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 without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.