I was told yesterday by my mortgage adviser that my Brierley Hill the law firm I have appointed is not on the bank Conveyancing panel. How can I check?

You need to contact your Brierley Hill lawyer directly. It is reasonable to expect your lawyer to inform you of the situation. If they are not on the panel they may recommend you to a Brierley Hill conveyancing practice that is on the approved list of lawyers for your lender.

When will exchange of contracts occur in residential conveyancing in Brierley Hill and am I required to attend the lawyers branch?

If you are round the corner to our conveyancing solicitors in Brierley Hill you are welcome to attend to sign documents. However, the firms we work with supply countrywide coverage for conveyancing and provide just as comprehensive and professional a job for you when communicating with you by post or email. The signing of the sale agreement is not when everything is set in stone. A signed contract is just a prerequisite for the conveyancer to officially exchange at the suitable time, which will usually be very 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 Brierley Hill)to be in the office at the appropriate time.

It has been four months since my purchase conveyancing in Brierley Hill took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. 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 premises 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 Brierley Hill differ for newly converted properties?

Most buyers of new build or newly converted property in Brierley Hill come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is built. This is because new home sellers in Brierley Hill tend to buy the site, 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 conveyancing solicitors 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 Brierley Hill or who has acted in the same development.

Do you have any advice for leasehold conveyancing in Brierley Hill from the perspective of speeding up the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Brierley Hill can be avoided if you instruct lawyers the minute your agents start marketing the property and ask them to collate the leasehold documentation which will be required by the buyers’ representatives.
If there is a history of any disputes with your landlord or managing agents it is essential that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be nervous about purchasing a flat where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is clearly preferable to reveal the dispute as over rather than ongoing. Many landlords or Management Companies in Brierley Hill charge for supplying management packs for a leasehold home. You or your lawyers should find out the fee that they propose to charge. The management pack can be applied for on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Brierley Hill. In the event that you altered the property did you need the Landlord’s approval? In particular have you installed wooden flooring? Most leases in Brierley Hill state that internal structural alterations or laying down wooden flooring require a licence from the Landlord approving such works. If you fail to have the consents in place do not contact the landlord without checking with your conveyancer before hand. Some Brierley Hill leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers.

Brierley Hill Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to buying

Please note if it is no more than 80 years it will impact the salability of the apartment. Check with your bank that they are willing to to proceed given the lease term. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease at some point and it is worth discovering what this would cost. For most Brierley Hilllease extensions you will be be obliged to have owned the property for a couple of years in order to be entitled to extend the lease. It would be a good idea to enquire if there are any onerous restrictions in the lease. For instance plenty of leases prohibit pets being allowed in in a block in Brierley Hill. If you like the flatin Brierley Hill however your dog can’t move with you then you have a very difficult choice. How long is the Lease?