Do lenders provide you with an approved list of Birchgrove conveyancing solicitors? How do you know who is on the Coventry BS conveyancing panel?
Birchgrove conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.
Is there a search tool that I can use to discover of the solicitor handling my conveyancing in Birchgrove is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Halifax thus spending £192.00 in another set of legal charges.
Please do make the most of the search tool on this page. Pick the lender and type ‘Birchgrove’ or your preferred area and you will discover numerous solicitors based in Birchgrove or by proximity to you.
I am buying a 3 bedroom semi in Birchgrove. We would like to convert the garage to a playroom at the property.Will legal work on the property involve investigations to ascertain if these alterations are allowed?
Your conveyancer should check the deeds as conveyancing in Birchgrove will sometimes reveal restrictions in the title documents which prohibit certain alterations or require the permission of another owner. Some extensions need local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
I have paid off my mortgage with Coventry BS. I assume I don't need a Birchgrove property lawyer on the Coventry BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
I recently had an offer accepted on a house in Birchgrove. My financial adviser pressured me to appoint their conveyancer. I paid an on account payment of £225. Shortly after, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I used Arc property Solicitors several years past for my conveyancing in Birchgrove. I now require my file however the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Birchgrove of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Birchgrove is the location of the property. Can you shed any light on this issue?
Flying freeholds in Birchgrove are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Birchgrove you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Birchgrove may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Our lawyer in Birchgrove has identified a a problem with the lease for the apartment we are buying in Birchgrove. The other side have put forward title insurance as a solution. We are happy with insurance and will cover the costs. Our solicitor says that as he is on the mortgage company conveyancing panel he must check that the lender is happy with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. A precondition to being on the bank approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.