Me and my fiance are buying a 3 bedroom apartment in Acocks Green with a mortgage. We like our Acocks Green solicitor, however the mortgage company advise she’s not on their "panel". We have to appoint one of the bank panel firms or continue with our Acocks Green conveyancer and pay for one of their panel ones to represent them. This feels very unfair; can we not require that the bank use our Acocks Green conveyancer ?
Unfortunately,no. 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 Acocks Green conveyancing solicitor to apply to be on the conveyancing panel.
Completed the sale of my flat in Acocks Green last October yet the purchaser is calling me to moan that his conveyancer needs to hear from myconveyancer. What should my lawyer have done following completion?
Following your sale your lawyer is obliged to forward the transfer documentation and all additional paperwork to the purchaser's lawyers. Where appropriate, your conveyancer must also evidence that the legal charge in favour of the lender has been repaid to the buyers conveyancers. There is unlikely to be post completion tasks specific conveyancing in Acocks Green.
Is it the case that all Acocks Green solicitors on the TSB conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the TSB approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some banks do permit licenced conveyancers on their panel and in that case the practice would be regulated by the Council of Licensed Conveyancers.
I'm spending time viewing apartments in Acocks Green and I am about to put in an offer. Should I already have a solicitor in place at this stage? I am planning to take a home loan with Santander.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are getting a mortgage with Santander, ask your prospective lawyers if they are on the Santander conveyancing panel otherwise they can't do the mortgage legal work.
I am currently in the process of buying my council flat in Acocks Green. I have a mortgage offer with Clydesdale. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
I purchased a terraced Edwardian property in Acocks Green. Conveyancing lawyer represented me and Chelsea Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold with the exact same property. Is it worth asking Chelsea Building Society to clarify?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Acocks Green and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with the conveyancing practitioner who conducted the conveyancing.
How does conveyancing in Acocks Green differ for newly converted properties?
Most buyers of new build property in Acocks Green come to us having been asked by the developer to sign contracts and commit to the purchase even before the house is finished. This is because house builders in Acocks Green tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Acocks Green or who has acted in the same development.
What advice do you have for searching for freehold conveyancing in Acocks Green?
Option 1 is to ask the people you trust who they would recommend. Option 2 is to look on the internet for conveyancing in Acocks Green. Telephone two or three from the list and request that they email you their conveyancing fees and speak to the lawyer who will conduct your conveyancing before you commit. Option 3 is to use this site to help you find the right lawyers taking into account your unique requirements including location,speed, complexity and who the proposed mortgage company is.Avoid the trap of appointing lowest cost conveyancing solicitors in Acocks Green