I am selling my maisonette in Castle Bromwich and the estate agent has just e-mailed to say that the buyers are switching solicitor. The excuse is that the mortgage company will only engage with property lawyers on their approved list. Why would a big named lender only engage with specific solicitors rather the firm that they want to choose to handle their conveyancing in Castle Bromwich ?
UK lenders have always had an approved set of law firms they are willing to work with, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Mortgage companies blame a rise in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.
Finally the sale completed on my house in Castle Bromwich last April yet the purchaser is texting daily complaining that their conveyancer needs to hear from mine. What should my lawyer have done now that I have sold?
Post completion of your sale your lawyer should deliver the transfer deeds and all additional paperwork to the buyer’s lawyers. Depending on the transaction, your lawyer should also send confirmation that the legal charge in favour of the lender has been discharged to the buyers lawyers. There are no post completion tasks just for conveyancing in Castle Bromwich.
I require quick conveyancing in Castle Bromwich as I have a deadline to complete within 4 weeks. Luckily I do not require a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?
As you are not taking a mortgage you are at liberty not to do searches although no lawyer would advise that you don't. With lots of history conveyancing in Castle Bromwich the following are instances of what can show up and therefore impact future mortgageability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Road Schemes,...
I used Stirling Law several years ago for my conveyancing in Castle Bromwich. Now, I need the documents but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Castle Bromwich of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Castle Bromwich differ for new build properties?
Most buyers of new build property in Castle Bromwich contact us having been asked by the seller to sign contracts and commit to the purchase even before the property is finished. This is because developers in Castle Bromwich tend to buy the land, 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 conveyancers 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 Castle Bromwich or who has acted in the same development.
I opted to have a survey done on a house in Castle Bromwich prior to appointing lawyers. I have been told that there is a flying freehold element to the property. The surveyor has said that some lenders tend not grant a loan on this type of home.
It varies from the lender to lender. HSBC has different requirements from Halifax. Should you wish to telephone us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Castle Bromwich. Conveyancing may be slightly more expensive based on your lender's requirements.