At long last a loan agreement from Santander for the refinancing of my 2 bedroom apartment is due by the end of next week. Are you able to suggest a cheap conveyancing lawyer in Harborne?

You have arrived at the wrong site to search for the lowest fares for conveyancing solicitors in Harborne. We can offer you value for money conveyancing but we do not work with the cheapest lawyers. Avoid the trap of appointing organisations enticing you with £100 conveyancing in Harborne. In your best case scenario, in choosing a lawyer for low cost conveyancing, you will end up with what you pay for and at worst you will end up being stung for extras and still not end up with the service required.

Are you able to recommend a Leeds Building Society approved Harborne conveyancing lawyer finish our home move within two weeks? Am I best advised to unstruct a local Harborne solicitor or a factory type firm?

We would be happy to suggest some excellent Harborne conveyancing firms. You can also walk up the high street in Harborne. Approach a couple of law practices and request to see a conveyancing solicitor for a quote. Explain your deadline together with your reasons and get a commitment on your deadline. Select the one that genuine.

I am buying a property in Harborne. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Clydesdale be concerned?

As you are obtaining a mortgage with Clydesdale your lawyer must follow the formal instructions set out in Part 2 of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook includes minimum provisions for solar panel roof-space leases, and lawyers are required to report to Clydesdale where a lease fails to meet these conditions. The specifications relate to the installation of panels on properties in England and Wales and is not isolated to Harborne.

We expect to receive a AIP from Nottingham this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nottingham recommend any Harborne solicitors on the Nottingham conveyancing panel, or is it better to go independently?

You will need to appoint Harborne solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.

At last I have had an offer on a flat in Harborne agreed to, the owners do nevertheless have an associated purchase. The owners have offered on a property, however it’s not been accepted yet, and are looking at other properties in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Harborne. What do I do now? At what point should I apply for the mortgage with Santander?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then survey, Harborne conveyancing search costs, etc). The first course of action is to check that your property lawyer is on the Santander conveyancing panel. Regarding the subsequent phase this very much dictated by the specifics of your transaction, motivation for the property and on the state of the market. During a rising market the majority of home buyers will apply for the mortgage with Santander and arrange for the valuation and only if it comes back ok would they ask their solicitor to press on with the conveyancing in Harborne.

I purchased a terraced Edwardian house in Harborne. Conveyancing lawyer represented me and The Royal Bank of Scotland. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the exact same address. I thought I was buying a freehold how can I check?

You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Harborne and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with the conveyancing practitioner who conducted the purchase.

I happen to be an executor of my recently deceased parent's Will, with a bungalow in Harborne which is to be sold. The bungalow has never been registered at HMLR and I'm advised that many purchasers will insist that it is in place before they'll move forward. What's the procedure for this?

In the situation that you have set out it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.