My partner and I are hoping to acquire a property in Erdington and have appointed a Erdington conveyancing firm. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Coventry Building Society have this morning contacted us to advise us that there is now an issue as our Erdington lawyer is not on their conveyancing panel. Is this a problem?
If you are buying a property needing a mortgage it is standard for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Erdington solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
Would the conveyancing lawyers listed on your site conduct attended exchange conveyancing in Erdington?
There are a few conveyancing experts carrying out attended exchanges. Do contact us to secure a conveyancing quote and details as to availability.
We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to instruct their panel solicitor as I would much rather use a Erdington based conveyancing firm?
You should check but the the likelihood is that allocate you one of their panel lawyers if you accept the "fee-free" offer. Contact the mortgage company to determine if they allow a cash alternative. Some banks have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Erdington.
The deeds to our home can not be found. The conveyancers who conducted the conveyancing in Erdington 5 years ago are no longer around. What are my options?
You no longer need to have the physical deeds to evidence that you are the registered proprietor of land or premises, given that the Land Registry have everything they need in a digital format.
I have been on the look out for a ground for flat up to £195,000 and found one near me in Erdington I like with amenity areas and transport links in the vicinity, the downside is that it only has 49 years unexpired on the lease. There is not much else in Erdington suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a mortgage that many years may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
Is it possible to transfer to a new solicitor as I have to instruct a firm on the TSB conveyancing list. I instructed a high street conveyancing solicitor in Erdington five minutes from me but the firm is not approved by TSB
We will our best to assist in finding you a conveyancing solicitor in Erdington on the TSB panel. Please note that the property lawyers that we work with do not pay us commission if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in Erdington. In utilising search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Erdington.