Me and my partner are about to complete buying a property in Kings Norton but as a consequence of wreckage from the recent storms I have managed to agree recompense from the owner in the sum of £3k taking the form of a reduction in the price. This was going to be dealt with as part of amending the contract yet Barclays are not allowing this. Why were they notified?

Any solicitor being on the Barclays approved list is required to advise Barclays of any variations to the purchase price. If you prohibit your conveyancer to notify the price change to Barclays then they would have to discontinue acting for you. In addition, Barclays and you would have to appoint a new conveyancer for your conveyancing in Kings Norton.

What is the difference between a licensed conveyancer and conveyancing solicitor in Kings Norton

There are many recorded licenced Conveyancers in Kings Norton and Solicitor practices in Kings Norton who provide Conveyancing services It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. Both can handle other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

I am being told by my lawyer that absentee landlord insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Kings Norton?

The appropriate level of absentee landlord indemnity insurance depends on your lender. It would differ for example between National Westminster Bank and The Royal Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such insurances.

Is it correct that all Kings Norton CQS (Conveyancing Quality Scheme) solicitors are on the Bank of Ireland conveyancing list of approved solicitors?

Some major lenders now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.

I decided to have a survey done on a property in Kings Norton before retaining lawyers. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some lenders will not issue a mortgage on a flying freehold property.

It varies from the lender to lender. Santander has different requirements from Nationwide. Should you wish to call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Kings Norton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Kings Norton to see if the conveyancing will be more expensive.

We're FTB’s - agreed a price, but the estate agent told us that the seller will only go ahead if we use the agent's recommended conveyancers as they want a ‘quick sale’. Our preferred option is to instruct a local solicitor with experience of conveyancing in Kings Norton

We suspect that the owner is unaware of this requirement. Should the vendor desire ‘a quick sale', taking such a hostile approach to a motivated buyer is counter productive. Contact the vendors directly and explain that (a)you are serious buyers (b)you are ready to progress, with mortgage lined up © you are chain free (d) you wish to move quickly (e)however you are going to use your own,trusted Kings Norton conveyancing solicitors - not the ones that will earn their negotiator at the agency a kickback or achieve conveyancing figures set by head office.

My 20yr old son is just in the process of moving house, the home loan was agreed last week in principle. When the seller agreed the offer on the apartment we contacted the mortgage company to progress the mortgage application. We were very surprised to discover that banks do not accept all conveyancer, they have to be on a list, is this correct?

Lenders normally restrict either the type or the number of conveyancing practices on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Kings Norton property lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.