Forgive me if this question is silly but I am unseasoned as FTB of a two bedroom flat in Fradley. Do I collect the keys to the property on completion from my solicitor? If so, I will appoint a High Street conveyancing solicitor in Fradley?
On the day of completion you do not need to go to the conveyancers office in Fradley. Your solicitors will transfer the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you will be able to pick up the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
We are getting the release of further monies on our home loan from Clydesdale as we intend to carry out renovations to our property in Fradley. Do we need to select a high street Fradley solicitor on the Clydesdale conveyancing panel to deal with the legals?
Clydesdale would not normally require firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.
I am due to exchange contracts on my house. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being difficult. The Fradley solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My wife and I own a semi-detached Edwardian house in Fradley. Conveyancing practitioner acted for me and Barclays . I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Fradley and other locations in 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 mortgage companies. You can also question the position with your conveyancing practitioner who conducted the conveyancing.
How can the Landlord & Tenant Act 1954 impact my commercial premises in Fradley and how can you help?
The 1954 Act provides a safeguard to business tenants, giving them the right to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Fradley
Am I better off to use a Fradley conveyancing practitioner who is local to the property I am buying? We have a good friend who can handle the legal work but they are based 300kilometers drive away.
The benefit of a high street Fradley conveyancing practice is that you can pop in to sign documents, present your identification documents and apply pressure on them where appropriate. Having local Fradley know how is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and they were happy that should surpass using an unknown Fradley conveyancing solicitor just because they are local.
I have today had an offer accepted on a leasehold flat in Fradley and the mortgage adviser that we are using recommended his solicitor. They quoted £1000 including VAT and disbursements. Does this sound reasonable?
Don't just go on a single estimate. You should obtain like-for-like quotes for your conveyancing in Fradley. Then select one that you are comfortable with and just as important, is on the approved panel of the mortgage company that you have applied for a mortgage from.