We are aiming to move property in February. Should my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you recommend a removal company in Dickens Heath. Conveyancing solicitor was chosen prior to coming across this site.

On the day of completion you can collect the house keys from your property agent but this can only be done once the sellers lawyers confirm to the agent that they have the completion monies and the keys can be given over. After that you will need to tell the removal men that they can start moving you in. We are not in a position to recommend a specific removal company but can help you choose a conveyancing in Dickens Heath or a lawyer with expertise in conveyancing in Dickens Heath.

Are all Dickens Heath Conveyancing Quality Solicitors on the Skipton conveyancing panel?

It is true that some banks and building societies now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.

We expect to receive a AIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Dickens Heath solicitors on the Virgin Money conveyancing panel, or is it better to go independently?

You will need to appoint Dickens Heath solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.

Should commercial conveyancing searches reveal planned roadworks that may affect a commercial premises in Dickens Heath?

Its becoming the norm that commercial conveyancing solicitors in Dickens Heath will perform 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 Dickens Heath. The search result provides 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 Dickens Heath.

For each commercial conveyancing transaction in Dickens Heath 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 Dickens Heath commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Dickens Heath.

It has been 3 months since my purchase conveyancing in Dickens Heath took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Dickens Heath differ for newly converted properties?

Most buyers of new build residence in Dickens Heath come to us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is built. This is because new home sellers in Dickens Heath usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Dickens Heath or who has acted in the same development.

Are there frequently found deficiencies that you come across in leases for Dickens Heath properties?

Leasehold conveyancing in Dickens Heath is not unique. All leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain clauses are not included. The following missing provisions could result in a defective lease:

Service charge per centages that don't add up correctly leaving a shortfall A duty to insure the building

A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Barclays , Bank of Scotland, and Alliance & Leicester all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the purchaser to withdraw.

Dickens Heath Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying

How many of the leaseholders are in arrears for their service charge payments? Most Dickens Heath leasehold apartments will have a service charge for the upkeep of the building set on behalf of the landlord. Should you buy the flat you will have to meet this liability, usually periodically throughout the year. This can be anything from a couple of hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. In all probability there will be a rentcharge for you to pay annual, this is usually not a significant figure, say about £25-£75 but you should to check as occasionally it could be prohibitively expensive. How much is the maintenance charge and ground rent on the property?