Is the fact that my conveyancer in Bromsgrove is not identified on my mortgage company's solicitor panel that there is a problem with the quality of his work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Bromsgrove conveyancing firm and ask them why they are no longer on the approved list for your bank.
This question may be naive but I am unexperienced as FTB of a garden flat in Bromsgrove. Do I receive the keys to the house on the completion date from my conveyancer? If so, I will appoint a local conveyancing solicitor in Bromsgrove?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you should be able to collect the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.
I'm at the point of viewing flats in Bromsgrove and I am now considering a potential offer. Is it wise to have a conveyancing practitioner on ‘stand by’? I will be getting a mortgage with Barclays.
It would be prudent to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are obtaining a mortgage with Barclays, make sure you remember to check that your lawyer is on the Barclays conveyancing panel.
I have a mortgage with Coventry BS for my property in Bromsgrove. Conveyancing has been completed 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Coventry BS?
Your original mortgage agreement with Coventry BS will provide that you need their approval before letting out your property as this is likely to be a breach of Coventry BS’s mortgage conditions. It may be that Coventry BS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel lawyer.
What does a local search tell me regarding the property my wife and I purchasing in Bromsgrove?
Bromsgrove conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search organisations such as PSG The local search plays a central part in most Bromsgrove conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your property. The search should reveal data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
I own a semi-detached Victorian property in Bromsgrove. Conveyancing solicitor represented me and Britannia. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold under the matching address. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bromsgrove and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing solicitor who completed the work.
As co-executor for the estate of my father I am disposing of a house in Monmouth but I am based in Bromsgrove. My conveyancer (who is 235 kilometers from mehas requested that I execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing solicitor in Bromsgrove who can witness and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are Bromsgrove based