Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Balsall Heath?

There are two types of lawyers who can perform conveyancing in Balsall Heath namely licenced conveyancers or solicitors. Both professionals provide the legal services that you need to complete the sale or acquisition of property. They are both obliged to perform Balsall Heath conveyancing to the same quality and guidelines so you can be safe in the knowledge that your conveyancing will be properly conducted and that all requisite steps should be suitably adhered to.

I have paid off my mortgage with Principality. I assume I don't need a Balsall Heath lawyer on the Principality panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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:

1. but are not moving to another property
2. where Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

I recently had an offer accepted on an apartment in Balsall Heath. My mortgage broker pressured me to appoint their solicitor. I paid an advanced payment of £175. Not long after, the conveyancer contacted me to say that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Will commercial conveyancing searches reveal proposed roadworks that may affect a commercial property in Balsall Heath?

Many commercial conveyancing solicitors in Balsall Heath will carry out 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 Balsall Heath. The report 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 Balsall Heath.

For every commercial conveyancing transaction in Balsall Heath it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Balsall Heath commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Balsall Heath.

I acquired my flat on 11 November and the transaction details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Balsall Heath expressed confidence that it would be recorded in less than a month. Are titles in Balsall Heath uniquely lengthy to register?

There is nothing unique about conveyancing in Balsall Heath registration formalities. Rather than based on location, timescales can adjust according to who lodges the application, whether there are errors and whether the Land registry communicate with any third parties. Currently in the region of 80% of submission are fully addressed in less than three weeks but occasionally there can be longer hold-ups. Historically registration occurs once the purchaser has moved in to the premises therefore post completion formalities is not typically top priority but if there is a degree of urgency associated with the registration then you or your lawyers could communicate with the Registry to express the reasoning for an expedited registration.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Balsall Heath is the location of the property. Can you shed any light on this issue?

Flying freeholds in Balsall Heath are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Balsall Heath you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Balsall Heath may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Should I use a Balsall Heath conveyancing practitioner based in the location that I am buying? I have an old university friend who can execute the legal formalities however his firm is located a couple of hundredmiles away.

The benefit of a high street Balsall Heath conveyancing firm is that you can pop in to execute paperwork, present your identification documents and pester them where appropriate. They will also have local knowledge which is a benefit. That being said it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and they were content that should outweigh using an unknown Balsall Heath conveyancing solicitor just because they are local.