We are due to exchange buying a property in Edgbaston but as a result of wreckage from some water damage at the property I have managed to agree recompense from the owner of six thousand pounds by way of a deduction in the price. I had intended this to be dealt with as part of amending the contract but Kent Reliance will not agree to this. Why were they involved?
The property lawyer being on a Kent Reliance approved list is required to disclose to Kent Reliance of any variations to the purchase price. If you were to refuse your property lawyer to disclose the price change to Kent Reliance then they would have to discontinue acting for you. In addition, Kent Reliance and you would have to appoint a new conveyancer for your conveyancing in Edgbaston.
We are buying a flat and need a conveyancing solicitor in Edgbaston who is on the Nottingham approved panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nottingham . We don't recommend any particular firms conducting conveyancing in Edgbaston.
Do I need to pop into the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Edgbaston so that I can pop in to their offices if necessary.
These days approved lawyers for banks undertake all of the communications through Royal Mail, internet or over the phone. This enables them to carry out the conveyancing transaction no matter where you live in the country. Nevertheless you should check if you have the option of going to the offices of your conveyancing lawyer if just in case this is required.
How does conveyancing in Edgbaston differ for new build properties?
Most buyers of new build residence in Edgbaston contact us having been asked by the developer to sign contracts and commit to the purchase even before the residence is built. This is because house builders in Edgbaston tend to acquire the land, 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 property lawyers 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 accustomed to new build conveyancing in Edgbaston or who has acted in the same development.
I am an executor of my recently deceased mum’s Will, with a property in Edgbaston which will be marketed. The property is unregistered at the Land Registry and I'm advised that some buyers solicitors will insist that it is in place before they will proceed. What's the mechanism for this?
In the circumstances you refer to it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.