My Small Heath lawyer has uncovered an inconsistency between the information in the valuation report and what is in the conveyancing documents. My lawyer says that he needs to ensure that the bank is OK with this discrepancy and is still content to lend. Is my solicitor’s stance correct?
Your lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
What is the first thing I need to know regarding purchase conveyancing in Small Heath?
You may not hear this from too many lawyers but conveyancing in Small Heath and elsewhere in Birmingham is an adversarial experience. In other words, when it comes to conveyancing there is plenty of room for friction between you and others involved in the transaction. For instance, the seller, property agent and on occasion your mortgage company. Appointing a solicitor for your conveyancing in Small Heath should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the transaction whose interest is to protect your legal interests and to keep you safe.
There is a definite emergence in the "blame" culture- someone has to be blamed for the process being so protracted. You should always trust your conveyancer ahead of all other parties when it comes to the legal transfer of property.
Is it correct that all Small Heath CQS (Conveyancing Quality Scheme) solicitors are on the Bank of Ireland conveyancing list of approved solicitors?
It is true that some banks and building societies now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
We have a mortgage agreed in principle with RBS. Small Heath conveyancing lawyers were selected. How long does it take for RBS to send the offer to the lawyer?
Some lenders take longer than others. Have RBS done the survey? Have you advised RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I'm spending time viewing flats in Small Heath and I am now considering a potential offer. Is it premature to have a solicitor in place? I intend to finance via a home loan with Yorkshire BS.
It would be sensible to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are getting a mortgage with Yorkshire BS, make sure you remember to check that your lawyer is on the Yorkshire BS conveyancing panel.
What does a local search inform me about the property we're purchasing in Small Heath?
Small Heath conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations such as Xpress Legal The local search plays an important role in most Small Heath conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your new home. The search should supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
Have purchased a a terraced house in Small Heath , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Small Heath conveyancing solicitor has been painfully slow, so I want to be sure the land registry aspects are dealt with.
As far as conveyancing in Small Heath is concerned, registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can differ depending on who lodges the application, whether there are errors and whether the Land registry must send notices to any interested persons or bodies. At present approximately three quarters of submission are fully addressed in less than three weeks but some can be subject to longer delays. Registration takes place once the buyer is living at the premises so registration formalities is not always an essential issue but where it is urgent that the the registration takes place urgently then you or your lawyers should speak with the land registry and explain the circumstances.
We're FTB’s - agreed a price, yet the selling agent has warned us that the vendor will only go ahead if we instruct the agent's recommended lawyers as they want a ‘quick sale’. Our preferred option is to instruct a family conveyancer who is accustomed to conveyancing in Small Heath
We suspect that the seller is unaware of this demand. Should the seller desire ‘a quick sale', taking such a hostile approach to a genuine buyer is counter productive. Speak to the owners direct and make the point that (a)you are genuine buyers (b)you are ready to progress, with finances in place © you do not need to sell (d) you wish to move quickly (e)however you will continue to appoint your own,trusted Small Heath conveyancing lawyers - not the ones that will give the estate agent a kickback or hit his conveyancing thresholds set by senior management.