Unfortunately I am unable to travel far from Curdworth. I would like to know the reason why all Curdworth solicitors aren't included on all lender panels?
Mortgage Companies tend to impose restrictions on either the type or volume of conveyancing firms on their panel. Typical examples of such criteria being that a firm needs to have two or more partners. In addition to restricting the structure of firm, some building societies decided to limit the size of their panel they use to represent them. It is worth noting that lenders have no liability for the standard of conveyancing supplied by any Curdworth property lawyer on their approved list. Mortgage fraud was the main trigger for the rationalisation of conveyancing panels a few years ago even though there are conflicting opinions about whether solicitors sat at the center of that fraud. Data via HM Land Registry exposes that thousands of law firms only carry out one or two conveyances a year. Those advocating conveyancing panel consolidation ask why conveyancing firms should have claim to be listed on a lender panel when it is evident that property law is not their speciality?
Do the conveyancing lawyers that you recommend execute auction conveyancing in Curdworth?
There are a number of auction practitioners we can put you in touch with those who can conduct auction conveyancing. Curdworth is just one of the many locations where our lawyers have a presence.
It is is a decade since I acquired my house in Curdworth. Conveyancing solicitors have just been instructed on the sale but I am unable to track down my title documents. Will this jeopardise the sale?
You need not be too concerned. Firstly the deeds may be retained by your lender or they could stored with the lawyers who oversaw your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Curdworth involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.
My wife and I have recently appointed a conveyancing solicitor in Curdworth. I I would like to check whether they are on the Birmingham Midshires approved list of lawyers. Could you help?
The first thing to do is contact your lawyer and enquire whether they are on the lender panel. Otherwise please call Birmingham Midshires who may be able to help.
This question may be naive but I am unseasoned as a 1st time buyer of a ground floor flat in Curdworth. Do I pick up the keys to the premises on completion from my conveyancer? If so, I will appoint a local conveyancing solicitor in Curdworth?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the vendor’s lawyers, and shortly after the monies have arrived, you should be invited to receive the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.
A friend advised me that in buying a property in Curdworth there could be various restrictions affecting the ability to carry out external alterations to the property. Is this right?
We are aware of a number of properties in Curdworth which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Curdworth should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Curdworth solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB 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. You may wish to consider appointing your own Curdworth surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have todaydiscovered that Stirling Law have closed. They carried out my conveyancing in Curdworth for a purchase of a leasehold flat 10 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?
The easiest method to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Curdworth conveyancing specialists.