Can your site be used to locate a Conveyancing solicitor in Brook Green even if I’m not purchasing or disposing of a house, for example if I intend to acquire an office in Brook Green with a loan from Leeds Building Society?

The service is predominantly used to get a quote from domestic conveyancing solicitors in Brook Green but we have listed towards the bottom of this page some Brook Green commercial conveyancing firms. You should enquire with the firm directly to check if they are also authorised to represent Leeds Building Society

We're in Brook Green, FTBs purchasing with a mortgage (lender is Nationwide , and our solicitor is on the Nationwide conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Nationwide conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

We are getting the release of further monies on our home loan from Clydesdale as we wish to conduct alterations to our home in Brook Green. Are we obliged to appoint a nearby Brook Green solicitor on the Clydesdale conveyancing panel to handle the legals?

Clydesdale do not ordinarily appoint a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale conveyancing panel.

I have decided to exercise my right to buy my property in Brook Green off the council. I have a mortgage agreed with TSB. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.

I am due to exchange contracts on my apartment. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, HSBC are being a right pain. The Brook Green solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I'm purchasing my first flat in Brook Green with a loan from Bank of Ireland. The sellers refused to budge the price so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not reveal to my conveyancer about the extras as it would affect my loan with the lender. Should I keep quiet?.

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 am a couple of weeks into a leasehold purchase having been directed to a firm by the selling agent to perform conveyancing in Brook Green. I am am extremely disappointed with the level of service. Could you help me find new solicitors?

A solicitor would need to be very bad to suggest replacing them. Has the mortgage been sent? In the event that it has you must make them aware of the new contact details and ensure the mortgage documents are re-sent. Your solicitor ideally needs to be on the banks panel to avoid escalating costs and frustration. That should be your first question of the new lawyers. Our find a solicitor tool will help you find a bank approved solicitor for your conveyancing in Brook Green