I am 3 weeks into the sale of my ground floor flat in Sparkhill and the EA has just called to warn that the purchasers are swapping conveyancer. I am told that this is due to the fact that the mortgage company will only deal with property lawyers on their conveyancing panel. Why would a major mortgage company only engage with certain solicitors rather the firm that they want to choose to handle their conveyancing in Sparkhill ?

Mortgage companies have always had an approved set of law firms they are content to work with, but in the past few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Lending institutions point to the increase in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some 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 purchasers are not going to have any impact on this.

Do I need to take out insurance to cover chancel repairs when buying a residence in Sparkhill?

Unless a prior purchase of the property completed post 12 October 2013 you can assume that solicitors handling conveyancing in Sparkhill to continue to recommend a chancel search and or chancel repair liability policy.

I'm refinancing my existing property to a BTL mortgage with Halifax and intend to use the remaining equity as a down payment on a second property. The neighborhood we are talking about is Sparkhill. Will your conveyancers be able to act for the two lenders and tie in the transactions?

Make use of our comparison tool on this site to be sure that the solicitors are approved by both lenders. Assuming that they are your lawyer will be able to simultaneously deal with the two transactions but you should have a chat with you lawyer and make apparent your desired outcome and needs.

Do you have any advice for leasehold conveyancing in Sparkhill from the perspective of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Sparkhill can be avoided if you instruct lawyers as soon as you market your property and ask them to collate the leasehold documentation which will be required by the purchasers’ conveyancers.
If you hold a share in a the freehold, you should make sure that you have the original share document. Arranging a duplicate share certificate is often a lengthy formality and frustrates many a Sparkhill home move. If a reissued share certificate is needed, do contact the company director and secretary or managing agents (if applicable) for this sooner rather than later. If you have carried out any alterations to the property would they have required Landlord’s consent? Have you, for example laid down wooden flooring? Sparkhill leases often stipulate that internal structural alterations or addition of wooden flooring calls for a licence from the Landlord acquiescing to such changes. If you fail to have the consents in place you should not communicate with the landlord without contacting your lawyer before hand. You may think that you are aware of the number of years left on your lease but it would be wise to verify this by asking your lawyers. A purchaser's lawyer will not be happy to advise their client to to exchange contracts if the remaining number of years is below 80 years. In the circumstances it is important at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale.

Sparkhill Leasehold Conveyancing - A selection of Questions you should ask Prior to buying

How much is the yearly service fee and ground rent? Does the lease have onerous restrictions? This question is useful as a) areas can result in problems for the building as the communal areas may start to deteriorate if services are not paid for b) if the leaseholders have a dispute with the managing agents you will want to know about it

Been looking for a solicitor for leasehold sale conveyancing in Sparkhill. We are selling, uncomplicated no mortgage to redeem, no hurry, currently empty. Got an estimate from a conveyancing practitioner for nine hundred pounds plus VAT which is a tad high considering its so straightforward. Is it possible to find less expensive fees for conveyancing in Sparkhill?

Considering it’s a sale only, £450 + VAT should be about the best for sale conveyancing in Sparkhill.