My Solicitor in West Bromwich is not on the Bank of Ireland Conveyancing Panel. Can I still continue with my prefered solicitor even though they are excluded from the Bank of Ireland approved list?
The limited options available to you here include:
- Complete the purchase with your existing West Bromwich solicitors but Bank of Ireland will need to instruct a lawyer on their panel. This will result in additional total conveyancing charges as well as result in delays.
- Get an alternative solicitor to to deal with the conveyancing, remembering to check they are on the Bank of Ireland panel
Me and my partner are purchasing a house in West Bromwich. I might seem paranoid but how we can trust a lawyer? At some point we will need to send our life savings into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My wife and I buying a end of terrace house in West Bromwich. The intention is to convert the garage to a playroom at the property.Will legal conveyancing on the property include checks to see if these alterations are permitted?
Your property lawyer should check the deeds as conveyancing in West Bromwich can occasionally reveal restrictions in the title documents which prevent certain changes or necessitated the permission of a 3rd party. Certain extensions call for local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.
My solicitor has informed me that absentee landlord insurance is required on my purchase. What is the typical level of cover needed for conveyancing in West Bromwich?
The appropriate level of absentee landlord indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such policies.
I have justfound out that Stirling Law have been shut down. They carried out my conveyancing in West Bromwich for a purchase of a leasehold flat 12 months ago. How can I be sure that my home is not still registered in the name of the former proprietor?
The easiest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of West Bromwich conveyancing specialists.
Should I be suspicious by estate agents that I am dealing with are encouraging me to use an online conveyancing firm rather than a local West Bromwich conveyancing practice?
As is the case with lots of professional services, often suggestions from connections can be most helpful. But there are many people with a vested interest in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may put forward conveyancers to select. On occasion these solicitors might be known to one of the organisations as one of the best in their field, but occasionally there is an underlying commercial relationship behind the recommendation. You are free to appoint your own conveyancer. Don't forget that many lenders have an approved list of law firms you must use for the lender aspect of your conveyancing.
Our sealed bid on detached house in West Bromwich was accepted, but there is a chain. The current proprietors have put an offer on a property, however it’s not yet tied up, and has viewings of other properties booked. I have chosen a local conveyancing solicitor in West Bromwich. What should be my next step? At what stage do I apply for the mortgage with Skipton?
It is standard to have apprehensions where there is a chain given your reluctance to be too out of pocket too early (home loan application is in the region of £1k, then valuation, West Bromwich conveyancing search fees, etc). First, you must check that your conveyancer is on the Skipton conveyancing panel. Regarding the subsequent phase this very much depends on the specifics of your case, desire for the property and on the state of the market. In a rising market many home buyers would apply for the mortgage with Skipton and pay for the survey and only if it comes back ok would they pay their conveyancing practitioner to move forward with the conveyancing in West Bromwich.