My husband and I are purchasing a 3 bedroom flat in Southampton with a loan from Birmingham Midshires.We use our Southampton conveyancing practitioner but Birmingham Midshires advised that her practice is not listed on their approved list of member firms. we are left little option but to use a Birmingham Midshires panel solicitor or keep our high street solicitor and pay for a Birmingham Midshires panel lawyer to act for them. This seems very unfair; is there anything we can do?

No, not really. The mortgage issued to you contains terms and conditions, one of which will be that solicitors needs to be on the Birmingham Midshires approved list. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Birmingham Midshires

I require expedited conveyancing in Southampton as I have a deadline to exchange contracts in less than one month. A home loan is not required. Is it possible to decline from having conveyancing searches to save money and time?

As you are not taking a home loan you have the choice not to do searches although no lawyer would recommend that you don't. With lots of history conveyancing in Southampton the following are instances of issues that can arise and adversely impact the marketability of the property: Enforcement Actions, Overdue Charges, Overdue Grants, Road Schemes,...

I acquired my house on 14 November and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Southampton advises it would be concluded inside ten days. Are properties in Southampton uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Southampton registration formalities. Rather than based on location, timeframes can vary subject to who lodges the application, whether it is in order and whether the Land registry must send notices to any interested parties. Currently in the region of 80% of submission are fully dealt with within two weeks but occasionally there can be protracted hold-ups. Historically registration occurs once the buyer is living at the property so post completion formalities is not always an essential issue yet if it is urgent that the the registration takes place urgently then you or your conveyancer could communicate with the Registry to express the reasoning for the application to be prioritised.

I'm remortgaging my current home to a BTL mortgage with Lloyds TSB Bank and I will use the ballance of the raised equity towards further house. The neighborhood we are looking at is Southampton. Will your lawyers be able to act for both sets of lenders and tie in the two deals?

Do use our comparison tool on this site to ensure that the solicitors are on the relevant lender panels. Assuming that they are the solicitor should be able to tie up the two conveyancing matters but you should talk with you lawyer and make apparent your desired outcome and requirements.

Are Southampton conveyancing solicitors duty bound by the Law Society to publish transparent conveyancing figures?

Contained within the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, constitute the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Southampton or or elsewhere in the country.