Please could you recommend a Nationwide Building Society approved Selly Oak conveyancing practice who can have us moved in within 28 days? Would it be better to use a high street Selly Oak practice or a nationwide conveyancer?
We can recommend some very good Selly Oak conveyancing firms. You can also walk up the main road in Selly Oak. Visit two or three law practices and ask to see a conveyancing solicitor for a costs illustration. Discuss your time frames together with the reasons and ask for a commitment on your deadline. Choose the lawyer that you are most comfortable with.
The Selly Oak conveyancing solicitors that I recently instructed on my house acquisition in Selly Oak have suddenly closed. I chose them because I had to have a lawyer on the Kent Reliance conveyancing panel and my preferred Selly Oak lawyer was not. I paid them funds in advance. What should be my next steps?
If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Kent Reliance conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.
I happen to be the only beneficiary of my late father’s estate and I have everything in my name alone, including the my former home in Selly Oak. The Selly Oak property was put into my name in September. I want to move. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership will be considered the same way as though I had purchased the property in September. Do I have to wait 6 months to sell?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. Most mortgage companies would take a pragmatic view as this obligation primarily exists to pick up on subsales or the quick reselling of property.
How can we know in advance if a Selly Oak conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Selly Oak obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor handling your transaction.
I have instructed a Selly Oak solicitor having checked that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Selly Oak surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
We are buying a house and the conveyancer has referenced Chancel Repair for which the house may be liable given it’s proximity to the area of such a church. He has suggested insurance. Is this really appropriate for conveyancing in Selly Oak
Unless a prior purchase of the property took place after 12 October 2013 you can expect lawyers carrying out conveyancing in Selly Oak to continue to advocate a chancel search and or insurance against a claim.
The deeds to our home are lost. The lawyers who did the conveyancing in Selly Oak 4 years ago have long since closed. What do I do?
In today’s world there are duplicates made of almost everything, and your conveyancer will know precisely where to find all the suitable documentation so you can purchase or dispose of your property without any difficulty. If duplicates are not available, your lawyer may be able to put in place insurance or indemnities against possible claims on your premises.