When will exchange of contracts happen for purchase conveyancing in Edgbaston and am I required to be at the lawyers office?
Where you are near to our conveyancing solicitors in Edgbaston you are invited in to sign contracts. That being said, the firms we recommend supply countrywide coverage for conveyancing and provide just as detailed and professional a job for you when dealing with you electronically. The signing of the sale agreement is not the important part. Signing on the dotted line is just a prerequisite for the solicitor to address the formalities when the time is right, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Edgbaston)to be in the office available at the end of the phone to exchange contracts.
I had intended to instruct a property lawyer in Edgbaston for our house purchase. Our broker informed us that our bank Santander won't deal with them. Why is this not regarded as unduly restrictive?
A lender may require an approved conveyancer act for it. You would be liable to meet the charges for this. Do use our directory service to choose a solicitor to conduct conveyancing in Edgbaston on the Santander conveyancing panel.
We had chosen conveyancing lawyers with offices in Edgbaston on the Santander solicitor approved list. They have just invoiced me a supplemental fee for handling the Santander mortgage. Is this a supplemental conveyancing fee set by Santander?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your property lawyer may charge a fee for this. This fee is not dictated by Santander but by your Edgbaston solicitor. Some firms on the Santander panel will levy ’dealing with mortgage’ fee and others do not.
My wife and I are in the throws of looking at flats in Edgbaston and I am about to put in an offer. Should I already have a property lawyer appointed at this point? I will be getting a mortgage with Bank of Ireland.
It would be wise to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are obtaining a mortgage with Bank of Ireland, make sure you remember to check that your lawyer is on the Bank of Ireland conveyancing panel.
I have paid off my mortgage with RBS. I assume I don't need a Edgbaston conveyancing practitioner on the RBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I used Stirling Law several years past for my conveyancing in Edgbaston. 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 Edgbaston of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one round the corner in Edgbaston I like with open areas and transport links nearby, however it only has 61 remaining years left on the lease. I can't really find anything else in Edgbaston suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a home loan the remaining unexpired lease term will likely be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.