Am I correct in assuming that the fact that my solicitor in Kings Heath is not identified on my bank's solicitor panel that there is a problem with the quality of his conveyancing?
That is most likely an incorrect assumption to make. There are all sorts of perfectly plausible 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) lack of transactions (2) the lawyer 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 simply call the Kings Heath conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
All was ready to move into my new home in Kings Heath next Thursday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the lender. What does the insurance need to cover?
Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 instructions. These requirements are not specific to conveyancing in Kings Heath.
I used Action Conveyancing several years ago for my conveyancing in Kings Heath. Now, I need my files however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Kings Heath of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing my first flat in Kings Heath with the aid of help to buy. The sellers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not inform my conveyancer about the deal as it may put at risk my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I opted to have a survey completed on a house in Kings Heath in advance of instructing lawyers. I have been informed that there is a flying freehold overhang to the property. The surveyor advised that some banks may not grant a mortgage on this type of premises.
It varies from the lender to lender. Bank of Scotland has different instructions from Halifax. Should you wish to telephone us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Kings Heath. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Kings Heath to see if the conveyancing will be more expensive.
Can you set out the nature of conveyancing conducted by Kings Heath conveyancing solicitors?
In the main Kings Heath conveyancing practices tend to carry out a wide spectrum of assistance to home and land proprietors, vendors, buyers, landlords and leaseholders including the following:
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Property sale conveyancing in Kings Heath or wider afield
Residential purchase conveyancing in Kings Heath and nationwide
First registrations Tenancy and licence agreements Assisted buying schemes - Help to Buy conveyancing Staircasing (purchasing additional shares in your home)