When does exchange of contracts occur in residential conveyancing in Castle Bromwich and am I required to be at the lawyers branch?
If you are near to our conveyancing solicitors in Castle Bromwich you are invited in to sign contracts. That being said, the firms we work with offer a countrywide conveyancing service and provide just as diligent and professional a job for you when dealing with you digitally. The executing of the contract is not when everything is set in stone. Signing on the dotted line is just a prerequisite for the conveyancer to officially exchange at the appropriate time, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Castle Bromwich)to be in the office at the appropriate time.
Have just purchased a probate house at auction in Castle Bromwich. Conveyancing is required. What is next?
Given that you have now legally bound yourself to purchase you will need to instruct a conveyancing practitioner as a matter of priority as you are faced with a tight a drop dead date to complete the conveyancing. Every auction property should have a bespoke legal set of papers. This will include evidence of title and search results. In the case of leasehold premises the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You must pass this on to the lawyer working for you ASAP. You also need to ensure that your finances are in order to complete the transaction on the set completion date.
This question may be naive but I am unexperienced as a first time buyer of a ground floor flat in Castle Bromwich. Do I receive the keys to the property on completion from my lawyer? If so, I will appoint a High Street conveyancing solicitor in Castle Bromwich?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the owner’s solicitors, and once they have received this, you should be invited to pick up the keys from the selling Agents and start moving into the property. Usually this occurs between 1 and 3pm.
We have agreed to purchase a house in Castle Bromwich. An unusual aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Lloyds your lawyer must check the conveyancing instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Lloyds. The Council of Mortgage Lenders’ Handbook contains minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Lloyds where a lease does not comply with these provisions. The requirements relate to the installation of panels on properties in England and Wales and is not limited to Castle Bromwich.
I used Stirling Law a few years past for my conveyancing in Castle Bromwich. Now, I need the files however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Castle Bromwich of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the guidance of my in-laws I had a survey completed on a property in Castle Bromwich ahead of instructing lawyers. I have been advised that there is a flying freehold element to the property. My surveyor has said that some mortgage companies may refuse to issue a loan on such a home.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Castle Bromwich. Conveyancing may be slightly more expensive based on your lender's requirements.
My father has suggested that I instruct his conveyancers in Castle Bromwich. Should I use them?
No doubt the best way to select a conveyancing solicitor is to seek recommendations from friends or relatives who have actually used the solicitor you're contemplating using.