How do I find the right solicitor to supply a first class service for my conveyancing in Willenhall?

First ask your friends and family who they would recommend.

Second, use a comparison service on the web for conveyancing in Willenhall. Ring two or three from the list and ask them to forward you their conveyancing fee calculations and discuss your needs with the solicitor who will handle the conveyancing in advance ofmaking your decision.

Third is to make use of this site to help you find the right lawyers taking into account your individual expectations including area of the property,deadlines, complications and who your intended mortgage company is. Do not be fooled by £99 conveyancing in Willenhall

We are purchasing a flat in Willenhall. I might seem paranoid but how we can trust a solicitor? At some point we will need to deposit funds into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Forgive me if this question is silly but I am unseasoned as a 1st time purchaser of a two bedroom flat in Willenhall. Do I receive the keys to the house on the completion date from my lawyer? If this is the case, I will use a local conveyancing solicitor in Willenhall?

On the day of completion you will not be required to attend the conveyancers office in Willenhall. Conveyancing lawyers for you will arrange to send the completion advance to the owner’s lawyers, and once they have received this, you will be invited to collect the keys from the selling Agents and move into your new home. Usually this occurs between 1 and 3pm.

I can not work out if my lender requires a lease extension. I have telephoned my Willenhall building society branch on a couple of occasions and was told it wasn't a problem and they would lend. My Willenhall conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

The solicitor has to follow the Council of Mortgage Lenders’ Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I have todayfound out that Stirling Law have closed. They conducted my conveyancing in Willenhall for a purchase of a leasehold flat 9 months ago. How can I be sure that my home is not still registered in the name of the former proprietor?

The easiest method to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Willenhall conveyancing specialists.

About to purchase a new build apartment in Willenhall. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Willenhall

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

If all goes to plan we aim to complete our sale of a £125,000 maisonette in Willenhall on Friday in a week. The management company has quoted £312 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Willenhall?

For the majority of leasehold sales in Willenhall conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Completing pre-contract questions Where consent is required before sale in Willenhall Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Willenhall leasehold premises is £350. For Willenhall conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply answers.

I own a 1 bedroom flat in Willenhall, conveyancing having been completed November 2002. Can you work out an approximate cost of a lease extension? Similar flats in Willenhall with an extended lease are worth £227,000. The average or mid-range amount of ground rent is £50 per annum. The lease comes to an end on 21st October 2097

With just 72 years left to run the likely cost is going to range between £9,500 and £11,000 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.