Am I correct in assuming that the fact that my solicitor in Great Wyrley is not on my lender's conveyancing panel that there is a problem with the quality of the firm’s work?
That is more than likely an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Great Wyrley conveyancing practice and ask them why they are no longer on the approved list for your bank.
I am assisting my sister sell her property in Great Wyrley. Will the conveyancer commission the energy assessment or do I organise this?
After the demise of Home Packs, EPC’s was left as a compulsory component of selling a house. An energy assessment must be commissioned prior to the property being advertised. It is not as aspect of the sale process that solicitors normally organise. Where you are using a Great Wyrley conveyancing solicitor they may be able to arrange EPC’s due to their relationships with reputable Great Wyrley energy assessors
My bid for a property was accepted at auction in Great Wyrley. Conveyancing is required. What is next?
Having for in every practical sense signed on the dotted line you now have to hire the services of a conveyancing lawyer quickly as you now have a fast approaching deadline in which to complete the conveyancing. Every auction property will have an associated legal set of papers. This will likely include evidence of title and search results. In the case of leasehold premises the legal pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You should pass this on to the lawyer instructed by you as soon as possible. Do make sure that you have funds in order to complete on the date specified in the contract.
Completion of my purchase has taken place for my property in Great Wyrley. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
A relative recommended that if I am buying in Great Wyrley I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Great Wyrley conveyancing searches. It is a large report of about 40 pages, listing and setting out significant information about Great Wyrley around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Great Wyrley Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Great Wyrley Education with plans and statistics, Local Amenities and other useful data concerning Great Wyrley.
The deeds to my house can not be found. The conveyancers who did the conveyancing in Great Wyrley 5 years ago are no longer around. What do I do?
Assuming you have a registered title the information relating to your ownership will be evidenced by the Land Registry with a Title Number. It is easy to conduct a search at the Land Registry, locate your property and obtain up to date copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will usually retain a certified copy of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
How does conveyancing in Great Wyrley differ for newly converted properties?
Most buyers of new build or newly converted property in Great Wyrley come to us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is finished. This is because builders in Great Wyrley usually purchase the real estate, 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 Great Wyrley or who has acted in the same development.