It is 10 years ago since I acquired my property in Brownhills. Conveyancing lawyers have now been appointed on the sale but I am unable to find the deeds. Is this a major issue?

You need not be too concerned. Firstly the deeds may be with your mortgage company or they may still be with the solicitor who oversaw your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. The vast majority of conveyancing in Brownhills relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is not insurmountable.

This question may be naive but I am new to the house moving as a first time purchaser of a ground floor flat in Brownhills. Do I receive the keys to the house on the completion date from my lawyer? If so, I will find a High Street conveyancing solicitor in Brownhills?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you will be able to receive the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.

Are all Brownhills Conveyancing Quality Solicitors on the Coventry BS conveyancing panel?

It is true that some lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.

Does a directory service exist listing Yorkshire BS panel conveyancers in Brownhills on the Building Society Association’s Website?

No. There is no such facility on the CML or Building Society Association sites. Very few lenders make their panel listings viewable on the web. Where you are in need of a Brownhills solicitor on the Yorkshire BS please use our tool.

Will commercial conveyancing searches reveal proposed roadworks that could affect a commercial estate in Brownhills?

Many commercial conveyancing solicitors in Brownhills will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Brownhills. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Brownhills.

For every commercial conveyancing transaction in Brownhills it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Brownhills commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Brownhills.

Just had an offer accepted on a new build flat in Brownhills. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Brownhills

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. 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. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants.

I am looking for a ground for flat up to £245,000 and identified one near me in Brownhills I like with open areas and railway links nearby, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in Brownhills suitable, so just wondered if I would be making a grave error buying a short lease?

Should you need a mortgage the shortness of the lease will be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.