I am in the process of selling my ground floor flat in Brown Edge and the estate agent has just called to say that the buyers are changing their law firm. The excuse is that the bank will only engage with solicitors on their approved list. Why would a big named lender only deal with specific law firms rather the firm that they want to appoint to handle their conveyancing in Brown Edge ?
Mortgage companies have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.
Lenders point to the increase in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.
When will exchange of contracts occur in sale conveyancing in Brown Edge and do I need to attend the solicitors office?
Where you are in close proximity to one of the conveyancing solicitors in Brown Edge you are welcome to attend to sign documents. That being said, the firms we recommend provide a nationwide conveyancing service and give just as comprehensive and professional a job for you when dealing with you by post or email. The executing of the contract is not the point of no return. A signed contract simply enables the conveyancer to officially exchange at the appropriate time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Brown Edge)to be in the office at the appropriate time.
Forgive me if this question is silly but I am unseasoned as a 1st time purchaser of a garden flat in Brown Edge. Do I collect the keys to the property on completion from my conveyancer? If this is the case, I will use a local conveyancing solicitor in Brown Edge?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the seller's conveyancers, and once they have received this, you will be able to collect the keys from the property Agents and start moving into the property. Usually this occurs between 1 and 3pm.
I am buying a detached bungalow in Brown Edge. The intention is to carry out a loft conversion at the property.Will the conveyancing process involve enquiries to ascertain if these works are prohibited?
Your conveyancer will check the deeds as conveyancing in Brown Edge can occasionally reveal restrictions in the title documents which restrict categories of alterations or need the permission of a 3rd party. Certain extensions require local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
My offer was accepted on a house in Brown Edge on 29/11/2024, valuation was booked five days after, received a clean bill of health. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Barclays and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Barclays conveyancing panel. Are Barclays entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.
How does conveyancing in Brown Edge differ for new build properties?
Most buyers of new build premises in Brown Edge come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is built. This is because developers in Brown Edge tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Brown Edge or who has acted in the same development.
We are 18 days into a leasehold purchase having been directed to a firm by the local agent to handle our conveyancing in Brown Edge. I am am very disappointed with the level of service. Can you help me find new solicitors?
They would need to be really poor to suggest diss instructing them. Has the mortgage offer been generated? In the event that it has you will need to make them aware of the new solicitor and have the mortgage documents are re-issued. Your solicitor ideally needs to be on the mortgage company approved list to avoid escalating fees and delays. That should be your starting point. Our search tool should help you find a lender approved solicitor for your home move in Brown Edge