My wife and I are planning to purchase a property in Kings Norton and are in fact using a Kings Norton conveyancing firm. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Birmingham Midshires have this morning contacted us to inform me that they have now hit a problem as our Kings Norton lawyer is not on their approved list of lawyers. What do we do from here?
Where you are buying a property requiring a mortgage it is usual for the purchasers' solicitors to also represent 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 solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Kings Norton solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
Do I have to pop into the offices of the solicitor to sign the legal charge? If so, I will choose one who does conveyancing in Kings Norton so that I can pop in to their offices if necessary.
Whereas this was necessary ten years ago, most lenders no longer need their conveyancing panel lawyer to witness the borrowers signature. You will still be obliged to supply identification documents and there are still distinct benefits to using a local practitioner, in your situation a conveyancing solicitor in Kings Norton.
We are selling our house in Kings Norton and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using an online conveyancing outfit rather than a conveyancing solicitor in Kings Norton. We have lived in Kings Norton for many years we know of no issue. Should we contact our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
It has been 2 months following my purchase conveyancing in Kings Norton completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I decided to have a survey done on a property in Kings Norton in advance of appointing conveyancers. I have been told that there is a flying freehold overhang to the property. Our surveyor advised that some lenders tend not give a mortgage on such a premises.
It varies from the lender to lender. HSBC has different requirements from Halifax. Should you wish to call us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Kings Norton. Conveyancing may be slightly more expensive based on your lender's requirements.
My husband and I are 17 days into a residential purchase having been recommend to solicitors by the selling agent to carry out the conveyancing in Kings Norton. I am not happy. Can you you assist me in finding new solicitors?
They would have to be very bad to suggest diss instructing them. Has the loan offer been issued? In the event that it has you need to make them aware of the new contact details and ensure the offer are re-issued. The conveyancer should be on the lenders approved list to avoid added expenses and frustration. That should be your first question of the new solicitors. The find a solicitor tool will help you find a lender approved lawyer for your home move in Kings Norton