I hired a high street solicitor for my conveyancing in Ladywood last week. Going through the Ts and Cs I seewe are responsible for charges even where the conveyance does not complete. Should I ditch them and use a web based conveyancing brokerage advertising no-sale-no-fee conveyancing in Ladywood?
Generally there is a compromise along the lines that if "No Sale No Fee" is advertised then the conveyancing charges will generally be uplifted to offset those transactions that fail to complete. Please beware that such promotions tend not to protect you from disbursements by way of example Ladywood conveyancing search charges.
Do the Building Society Association intend to launch a search tool with a view to to identify firms on the Earl Shilton BS conveyancing panel for instance in Ladywood?
We have not been informed any intention on the part of the BSA to promote such a tool.
I am helping my step-mother sell her flat in Ladywood. Does the conveyancer commission the EPC or do I organise this?
After the demise of Home Information Packs, energy performance certificates was kept a mandatory element of selling a house. An EPC needs to be commissioned prior to the property being marketed. This is not as aspect of the sale process that solicitors ordinarily organise. If you are using a Ladywood conveyancing solicitor they might help arrange EPC’s due to their contacts with reputable Ladywood assessors
Last month we had a mortgage agreed in principle with Nationwide. Ladywood conveyancing practitioners were instructed. How long does it take for Nationwide to send the offer to the lawyer?
There is no definitive answer here. Have Nationwide completed the survey? Have you advised Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I had an offer accepted on a house in Ladywood on 27/10/2025, valuation was booked 3 days after, all came back fine. Property lawyer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Principality and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Principality conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.
In what way can the Landlord & Tenant Act 1954 affect my commercial offices in Ladywood and how can your lawyers assist?
The particular law that you refer to provides a safeguard to commercial leaseholders, giving them the dueness to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Ladywood is one of our hundreds of areas of the UK in which our lawyers are based
My husband and I are novice buyers - agreed a price, yet the estate agent has warned us that the vendor will only issue a contract if we instruct the agent's recommended solicitors as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local conveyancer with experience of conveyancing in Ladywood
It is highly unlikely the vendors are driving this. Should the owner desire ‘a quick sale', taking such a hostile approach to a motivated buyer is likely to cause more damage than good. Speak to the owners direct and make sure they understand (a)you are serious purchasers (b)you are ready to go, with finances in place © you have nothing to sell (d) you wish to move quickly (e)but you will continue to use your own,trusted Ladywood conveyancing firm - not the ones that will provide the negotiator at the agency a referral fee or meet his conveyancing targets pre-set by senior management.
My son is about to join the property ladder, the home loan was agreed last week in principle. One the offer was accepted on house we called the mortgage institution to issue the formal offer. We were shocked to hear that mortgage lenders do not accept all conveyancer, they must be on their panel, is this right?
Lenders normally imposes restrictions either the type or the number of conveyancing solicitors on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Ladywood lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.