My wife and I are buying a 1 bedroom flat in Sutton Coldfield with a mortgage. We wish to retain our Sutton Coldfield conveyancer, however the lender says she’s not on their "panel". We have to appoint one of the bank panel solicitors or retain our Sutton Coldfield solicitor and pay for one of their panel lawyers to represent them. We consider that this is unjust; are we not able to demand that the mortgage company use our Sutton Coldfield property lawyer ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. 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 Sutton Coldfield conveyancing lawyer to apply to be on the conveyancing panel.
My partner and I are buying our first property. The conveyancing practitioner has texted usto see if we would like to order supplemental conveyancing searches. We are really unsure what's needed for conveyancing in Sutton Coldfield
The type of Sutton Coldfield conveyancing searches depends primarily on the premises, the location, the likelihood of any of these risks, your knowledge of the area and risks, your overall attitude to risk. What is important is that you properly appreciate what information each search could supply. Then you can decide if you consider that you need that information. Should you be unsure, ask the conveyancer to advise.
Please help - my lawyer advises that lack of building regulations insurance is needed on my purchase. What is the level of cover for Sutton Coldfield conveyancing?
The right level of lack of building regulations indemnity insurance depends on who your lender is. It would differ for example between Nationwide Building Society and Chelsea Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
My husband and I have organised the release of further monies on our mortgage from Santander as we intend to carry out improvements to our property in Sutton Coldfield. Do we need to appoint a nearby Sutton Coldfield solicitor on the Santander conveyancing panel to handle the paperwork?
Santander do not ordinarily require firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander panel.
About to purchase maisonette in Sutton Coldfield. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Sutton Coldfield solicitor is on the Principality conveyancing panel.
I require expedited conveyancing in Sutton Coldfield as I have an ultimatum to sign on the dotted line in less than 3 weeks. Fortunately I do not need a mortgage. Can I avoid the conveyancing searches to save fees and time?
If.Given you are not obtaining a mortgage you are at liberty not to do searches although no law firm would suggest that you don't. Drawing on our experience of conveyancing in Sutton Coldfield the following are examples of what can be revealed and therefore affect future saleability: Refused Planning Applications, Overdue Fees, Overdue Grants, Unadopted Roads,...
I have been sourcing a conveyancing solicitor in Sutton Coldfield for my house move. Can I check a solicitor's complaints history with the legal regulator?
Members of the public may see documented Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The regulator may recorded call for training requirements.