I am buying residence in West Bromwich. My property lawyer is not listed on the mortgage company approved panel. Am I still permitted to continue with my West Bromwich conveyancing solicitor notwithstanding that they are not on the mortgage company panel of approved conveyancing solicitors?
Your options include
- Proceed with your preferred West Bromwich lawyer but your bank will need to retain a conveyancing practitioner on their approved list. The net result is additional charges together with potential interruption.
- Choose a fresh solicitor to conduct the conveyancing, making sure they are on the bank conveyancing panel.
- Convince your conveyancer to do everything within their powers to get listed on the bank’s conveyancing panel
Will my conveyancer be raising questions about flooding during the conveyancing in West Bromwich.
The risk of flooding is if increasing concern for solicitors specialising in conveyancing in West Bromwich. There are those who purchase a property in West Bromwich, fully aware that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Conveyancers are not qualified to give advice on flood risk, but there are a number of checks that may be carried out by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in West Bromwich. The standard property information forms supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the seller to discover if the property has historically flooded. If the premises has been flooded in past and is not revealed by the owner, then a buyer may commence a legal claim for losses as a result of such an incorrect answer. A buyer’s conveyancers will also commission an enviro search. This will higlight whether there is a recorded flood risk. If so, additional investigations will need to be carried out.
The deeds to my property are lost. The solicitors who did the conveyancing in West Bromwich 10 years ago are no longer around. What are my options?
Assuming you have a registered title the details of your ownership will be documented by the Land Registry under a Title Number. It is possible to conduct a search at the Land Registry, find your house and get current copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will also normally hold a file duplicate of the Registered Lease and again, a copy can be obtained for a small fee.
I'm purchasing a new build house in West Bromwich with a mortgage from Alliance & Leicester . The builders would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not reveal to my conveyancer about this side-deal as it could impact my loan with the lender. Do I keep my lawyer in the dark?.
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 decided to have a survey carried out on a property in West Bromwich ahead of retaining solicitors. I have been informed that there is a flying freehold element to the house. The surveyor has said that some lenders may refuse to give a mortgage on such a property.
It depends who your proposed lender is. Lloyds has different instructions from Nationwide. Should you wish to telephone us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in West Bromwich. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in West Bromwich to see if the conveyancing will be more expensive.
How easy is it to transfer to a new solicitor as I have to instruct a firm on the Nationwide Building Society conveyancing panel. I instructed a family conveyancing solicitor in West Bromwich round the corner but the firm is not approved by Nationwide Building Society
It would be our pleasure to help you find a conveyancing solicitor in West Bromwich on the Nationwide Building Society panel. Please note that the property lawyers that we work with do not pay us commission if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in West Bromwich. In utilising the find a conveyancing solicitor tool on this website, you can contrast charges for conveyancing solicitors in West Bromwich and beyond.