My husband and I are planning to buy a home in Brown Edge and have instructed a Brown Edge conveyancing firm. Within the past 48 hours our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Birmingham Midshires have this afternoon contacted us to inform me that they have now hit a problem as our Brown Edge solicitor is not on their approved list of lawyers. Please explain?
When purchasing a property with the benefit of a mortgage it is usual for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Brown Edge lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
Can you point me to a directory of Clydesdale panel conveyancers in Brown Edge on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. A small selection of lenders make their panel listings available over the internet. If you are in need of a Brown Edge conveyancing practitioner on the Clydesdale please make the most of our tool.
I was told four weeks ago that my mortgage has been agreed to by HSBC. Is it usual for HSBC to only issue the offer once my solicitor in Brown Edge is approved on their conveyancing panel? HSBC have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have instructed a Brown Edge conveyancer having checked that they are on the Nottingham conveyancing panel. Does my lawyer arrange the survey of the property?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Brown Edge postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Brown Edge.
About to purchase a new build apartment in Brown Edge. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Brown Edge
-
The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are architect prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I opted to have a survey carried out on a property in Brown Edge ahead of retaining solicitors. I have been informed that there is a flying freehold overhang to the property. The surveyor has said that some lenders will refuse to give a mortgage on this type of home.
It varies from the lender to lender. HSBC has different instructions from Halifax. If you call us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Brown Edge. Conveyancing will be smoother if you use a solicitor in Brown Edge especially if they regularly deal with such properties in Brown Edge.
I'm remortgaging my existing property to a BTL loan with Britannia and I will use the ballance of the raised equity towards another property. The area we are talking about is Brown Edge. Will your lawyers be able to act for the two banks and link together the conveyances?
Make use of our comparison tool on this site to ensure that the lawyers are approved by both mortgage companies. Assuming that they are the solicitor should be able to simultaneously deal with the two transactions but you should talk with you solicitor and make apparent your desired outcome and needs.
My husband and I are a couple of weeks into a residential purchase having been referred to conveyancers by the local agent to execute conveyancing in Brown Edge. I am am very dissatisfied with the level of service. Can you you assist me in finding new solicitors?
They would need to be very poor to suggest changing them. Has the mortgage been sent? In the event that it has you will need to make them aware of the new contact details and have the mortgage documents are re-issued. Your conveyancer should be on the banks panel to avoid supplemental expenses and complications. That should be your first question of the new conveyancers. The find a solicitor tool should help you find a lender approved solicitor for your home move in Brown Edge