The Bilston and Bradley conveyancing firm handling our Bilston and Bradley conveyancing has uncovered an inconsistency between the assumptions in the home valuation survey and what is in the legal papers for the property. My solicitor informs me that he needs to ensure that the lender is happy with this discrepancy and is still content to lend. Is my lawyer’s stance appropriate?

Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

Will our lawyer be asking questions regarding flooding during the conveyancing in Bilston and Bradley.

Flooding is a growing risk for solicitors dealing with homes in Bilston and Bradley. Some people will acquire a house in Bilston and Bradley, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Solicitors are not qualified to impart advice on flood risk, however there are a number of checks that can be carried out by the purchaser or by their lawyers which should figure out the risks in Bilston and Bradley. The conventional set of property information forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the owner to determine if the premises has ever been flooded. If flooding has previously occurred which is not revealed by the owner, then a purchaser may issue a compensation claim as a result of such an incorrect reply. The buyer’s solicitors should also order an enviro search. This should indicate whether there is a recorded flood risk. If so, more detailed investigations will need to be initiated.

I bought my flat on 4 January and my personal details is not yet registered. Need I be worried? My conveyancing solicitor in Bilston and Bradley advises it will be recorded in a couple of weeks. Are properties in Bilston and Bradley particularly slow to register?

As far as conveyancing in Bilston and Bradley is concerned, registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timescales can vary according to the party submitting the application, whether it is in order and if the Land registry must send notices to any 3rd persons or bodies. As of today roughly 80% of submission are completed within 12 days but occasionally there can be longer hold-ups. Historically registration occurs after the new owner has moved in to the premises therefore an expedited registration is not usually an essential issue yet if it is urgent that the the registration takes place urgently then you or your lawyers can communicate with the Registry to express the reasoning for the application to be prioritised.

Am I best advised to go with a Bilston and Bradley conveyancing lawyer based in the vicinity that I am hoping to buy? I have an old university friend who can handle the legal formalities but they are based a couple of hundredkilometers drive away.

The benefit of a high street Bilston and Bradley conveyancing firm is that you can pop in to execute documents, hand in your ID and pester them where appropriate. Having local Bilston and Bradley know how is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and in the main were content that should outweigh using an unfamiliar Bilston and Bradley conveyancing lawyer just because they are Bilston and Bradley based.

Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £325,000 maisonette in Bilston and Bradley in just under a week. The freeholder has quoted £312 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Bilston and Bradley?

Bilston and Bradley conveyancing on leasehold maisonettes more often than not necessitates the purchaser’s lawyer submitting questions for the landlord to answer. Although the landlord is not legally bound to address such questions the majority will be willing to assist. They may invoice a reasonable charge for answering questions or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some situations it is in excess of £800. The administration charge required by the landlord must be accompanied by a synopsis of rights and obligations in respect of administration fees, otherwise the charge is not strictly payable. Reality however dictates that you have no choice but to pay whatever is demanded should you wish to exchange contracts with the buyer.

Bilston and Bradley Conveyancing for Leasehold Flats - Examples of Questions you should consider before Purchasing

Are any of leasehold owners in dispute over their service charge liability? Is the freehold reversion owned jointly by the leaseholders? Does the lease contain onerous restrictions?