Is the fact that my solicitor in Castle Bromwich is not identified on my bank's conveyancing panel that there is a problem with the quality of her conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Castle Bromwich conveyancing firm and ask them why they are no longer on the approved list for your lender.
I have given 2 months notice to my existing landlord and have to be out of my let out flat in Castle Bromwich by 26/11/2021. Conveyancing on my purchase has just started. Is it possible to complete in 4 weeks as don't want to have to find short term accommodation?
It is unwise to provide notice on a rental unless you have exchanged. If you have not previously done so, update to your solicitor and request that they cajole the sellers side, try to an acceptable time-line that all parties will aim towards
I'm the sole recipient of my late father’s estate and I have everything in my name now, including the house in Castle Bromwich. Conveyancing formalities meant that the Land Registry date was in September. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership could be treated the same way as if I'd bought the property in September. Will no one buy the property for half a year?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. Some lenders would take a pragmatic view as this obligation is principally there to identify the purchase and immediately sell or the wholesaling and assigning of property.
When it comes to lenders such as Yorkshire BS, do Castle Bromwich conveyancers have to pay a yearly amount to be on the list of approved solicitors?
We are not aware of any bank fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
Two weeks ago we had a mortgage agreed in principle with Nationwide. Castle Bromwich conveyancing lawyers were chosen. How long does it take for Nationwide to forward the offer to the conveyancing practitioner?
There is no definitive answer here. Have Nationwide conducted the survey? Have you advised Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I need some quick conveyancing in Castle Bromwich as I am under an ultimatum to exchange contracts in less than one month. Thankfully I do not require a mortgage. Can I avoid the conveyancing searches to save money and time?
If.Given you are not obtaining a mortgage you are at free not to do searches although no lawyer would advise that you don't. Drawing on our experience of conveyancing in Castle Bromwich the following are instances of what can appear and therefore impact future mortgageability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Railway Schemes,...
My wife and I own a terraced Victorian property in Castle Bromwich. Conveyancing solicitor represented me and Bank of Scotland. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Castle Bromwich 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 lenders. You can also check the situation with your conveyancing practitioner who conducted the purchase.
How does conveyancing in Castle Bromwich differ for newly converted properties?
Most buyers of new build or newly converted property in Castle Bromwich come to us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because developers in Castle Bromwich tend to buy the real estate, 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 property lawyers 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 used to new build conveyancing in Castle Bromwich or who has acted in the same development.