Is the fact that my conveyancer in Aston is not on my lender's conveyancing panel that there is a problem with the quality of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Aston conveyancing practice and ask them why they are no longer on the approved list for your bank.
What is the first thing I need to know concerning purchase conveyancing in Aston?
Not many law firms or advisers will tell you this but conveyancing in Aston or throughout Birmingham is often a confrontational experience. Put another way, when it comes to conveyancing there is plenty of room for friction between you and other parties involved in the ownership transfer. For example, the seller, property agent and even potentially a bank. Choosing a law firm for your conveyancing in Aston is a critical decision as your conveyancer is your adviser, and is the ONLY party in the transaction whose interest is to act in your legal interests and to keep you safe.
We are witnessing a distinct creep of a "blame" culture- someone must be blamed for the process taking so long. We recommend that you should always trust your solicitor ahead of the other players when it comes to the legal assignment of property.
I am considering remortgaging my home in Aston, does my lawyer need to be on the Aldermore Conveyancing panel?
In theory, you could use a solicitor that is not on the Aldermore conveyancing panel, but Aldermore would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
What does a local search inform me concerning the house we're purchasing in Aston?
Aston conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search company for instance PSG The local search plays an important role in most Aston conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your property. The search will provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
How does conveyancing in Aston differ for newly converted properties?
Most buyers of new build premises in Aston come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is built. This is because house builders in Aston usually 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 conveyancers 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 Aston or who has acted in the same development.
Given that I am about to spend £400,000 on 3 bedroom house in Aston I wish to have a conversation with the solicitor about myhouse move in advance of appointing the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor due to be carrying out your property ownership legalities in Aston.There is no ‘factory style conveyancing’ - each client is an important person, not a case number. The solicitors that we put you in touch with believe that the fees you are provided with for your conveyancing in Aston should be the figure that you are charged.