Unfortunately I am unable to travel far from Locks Heath. Can you please spell out why all Locks Heath property lawyers are not on all mortgage company panels?
Pre- 2008 most mortgage companies had an approach to risk which differs from the current day. The financial regulator in 2010 carried out a thematic review into property fraud which in summary warned lenders: know the conveyancing practitioners on your panel. Consequently, banks have subsequently looked to extract more information from law firms regarding their processes and the individuals who work for them and set certain criteria such as completing a minimum number of transactions. Thousands of firms have found themselves removed from lender panels even though they had an exemplary track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the minimum amount of transactions the mortgage companies insisted on.
Can I use your services to find a Conveyancing solicitor in Locks Heath even if I’m not buying or disposing of a house, for instance where I want to acquire a shop in Locks Heath with a loan from Halifax?
Our search tool is mainly there to select residential conveyancing solicitors in Locks Heath but we have recorded towards the end of this page a selection of Locks Heath commercial conveyancing firms. You will need to enquire with the solicitors directly to establish if they are also authorised to represent Halifax
We are downsizing from our property in Locks Heath and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the purchasers instructed an online conveyancing outfit rather than a conveyancing solicitor in Locks Heath. Having lived in Locks Heath for 5 years we know that this is a non issue. Is it a good idea to contact our local Authority to seek clarification need.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must enquire of 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 illness)
Am I right to be suspicious by third parties that I am dealing with are suggesting an internet conveyancing firm as opposed to a local Locks Heath conveyancing firm?
As with many professional services, often suggestions from connections can be very helpful. Nevertheless there are many players in a conveyancing transaction; estate agents, mortgage brokers and lenders might all recommend lawyers to choose. Sometimes the conveyancers might be known to one of the organisations as being good in their field, but occasionally there exists a financial incentive behind the endorsement. You are free to choose your own lawyer. You need to be aware that many mortgage providers have an approved list of lawyers you have to use for the mortgage related work in your home move.
I need to retain a conveyancing solicitor for sale conveyancing in Locks Heath. I have discover a site which seems to have the ideal solution If it is possible to get all formalities completed via email that would be ideal. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
My hope is to purchase a garden apartment in Locks Heath. Conveyancing lawyer has been waiting for, from the owner, building insurance documents. This afternoon I was advised that the seller needs to send the insurance documents for the flat above in addition. Why does my lawyer need to review the insurance for the other flat? Is it really required? We have been in hold for the last fortnight…
It is not impossible in leasehold conveyancing in Locks Heath to discover Conveyancing in Locks Heath in a minority of cases reveals that the lease provides for the leasehold owners to insure their individual flats as opposed to the landlord insuring the complete block - which is clearly preferable. You should clarify with your solicitor but it would appear that your solicitor is attempting to verify that the entire building is insured. Insuring a ground floor residence is no help when it comes to rebuilding after a fire if the 1st floor cannot be rebuilt as a result of lack of insurance cover.