Is the fact that my conveyancer in Castle Bromwich is not on my mortgage company's solicitor panel that there is a problem with the standard of his work?

That is more than likely a wrong assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Castle Bromwich conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

We are purchasing a house and need a conveyancing solicitor in Castle Bromwich who is on the Bank of Ireland conveyancing panel. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Castle Bromwich.

Have just purchased a repossessed house at auction in Castle Bromwich. Conveyancing is necessary. What are my next steps?

Now that you are exchanged you must find a conveyancing practitioner quickly as you are facing a pending a drop dead date to complete the conveyancing. An auction property should have a corresponding legal pack. This should include most,if not all of the documents that your lawyer requires. If you have purchased leasehold property the conveyancing pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You should give this to the lawyer instructed by you as soon as possible. You also need to ensure that you have funds organised to complete on the on the contractual date .

I am the sole beneficiary of my late mum's estate with all property in now in my sole name, including the my former home in Castle Bromwich. The Castle Bromwich property was put into my name in December. I plan to dispose of the property. I do know about the CML 6 month 'rule', which means that my property ownership could be considered the same way as though I had purchased the house in December. Is the property unsalable for six months?

The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. How sensible a view mortgage companies take of it, depend on the bank as this provision primarily exists to pick up on the purchase and immediately sell or the flipping of properties.

Clydesdale have agreed my mortgage in principle, my bid on a property in Castle Bromwich has been agreed to, what are the next steps?

Your estate agent will want to be advised as to your lawyer's details (make sure the property lawyers are on the lender’s panel). Call up Clydesdale or the financial adviser and complete any relevant forms. Clydesdale will sellect a valuer who will get in contact with the selling agent or vendor to book an appointment. Once conducted (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Clydesdale will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Castle Bromwich.

Can you provide any top tips for leasehold conveyancing in Castle Bromwich with the intention of expediting the sale process?

• A significant proportion of the delay in leasehold conveyancing in Castle Bromwich can be avoided where you appoint lawyers the minute you market your property and request that they start to put together the leasehold information needed by the buyers’ conveyancers.
A minority of Castle Bromwich leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors. If you hold a share in a the freehold, you should make sure that you have the original share certificate. Organising a replacement share certificate is often a time consuming formality and frustrates many a Castle Bromwich conveyancing deal. Where a new share is needed, you should approach the company director and secretary or managing agents (if applicable) for this as soon as possible. If you have had conflict with your landlord or managing agents it is very important that these are resolved before the property is marketed. The buyers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is better to reveal the dispute as over as opposed to ongoing.

Castle Bromwich Leasehold Conveyancing - Examples of Queries Prior to buying

How many years remain on the lease? If a Castle Bromwich lease has no more than 80 years it will affect the marketability of the flat. It is worth checking with your mortgage company that they are willing to to proceed given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely have to extend the lease at some point and you need to have some idea of how much this will be. Remember, in most cases you will be required to have owned the property for a couple of years in order to be legally able to carry out a lease extension.

What can I do where I am not happy with the property lawyer who handled my conveyancing in Castle Bromwich?

Occasionally the level of service you receive is not as you expect, and unfortunately every so often matters do not go as planned. That being said there is recourse where you were not happy with your conveyancing in Castle Bromwich. This varies from trying to resolve matters directly with them, through to reporting a property lawyer to their governing body. If you remain aggrieved you may consider enlisting the help of the Legal Ombudsman.