My husband and I are planning to purchase a property in Dorridge and have instructed a Dorridge conveyancing practice. Within the past 48 hours our property lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. HSBC Bank have this evening contacted us to advise us that there is now an issue as our Dorridge solicitor is not on their approved list of lawyers. Is this a problem?
Where you are buying a property requiring a mortgage it is conventional 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 Quality Scheme. Your property lawyer should contact your lender 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 bank's conveyancing panel as you are at liberty to use your preferred Dorridge lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
Why is leasehold purchase conveyancing in Dorridge costs more?
The conveyancing charges for a leasehold premises in Dorridge is inevitably higher as compared to a freehold property. This is due to the extra work required in corresponding with the freeholder and management company to collate the evidence about whether the rent and maintenance fee have been discharged and whether there are any large sums expected to be spent in the near future on repairs or maintenance of the block.
I am purchasing a new build flat in Dorridge. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Dorridge you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Dorridge.
There is lots of here concerning conveyancing in Dorridge but what is your top tip for finding the right conveyancer in Dorridge
It would be unwise to be tempted by the cheapest Dorridge conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
My uncle pointed out to me me that in purchasing a property in Dorridge there may 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 Dorridge which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Dorridge should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We expect to receive a OIP from Principality this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Principality recommend any Dorridge solicitors on the Principality conveyancing panel, or is it better to go independently?
You will need to appoint Dorridge solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The lawyers who dealt with the conveyancing in Dorridge 4 years ago have long since closed. What do I do?
Gone are the days when you need to hold title deeds to evidence that you are the registered proprietor of land or premises, as the Land Registry hold details of all registered land or property electronically.
We are 17 days into a residential purchase having been referred to conveyancers by the high street agent to do our conveyancing in Dorridge. I am am starting to be disappointed with the quality of service. Could you help me find new solicitors?
They would have to be very bad in order to consider diss instructing them. Has your loan offer been issued? If so you must advise them of the new contact details and have the loan are re-sent. Your solicitor ideally needs to be on the lenders approved list to avoid escalating fees and frustration. So that should be your starting point. Our search tool should help you find a bank approved solicitor for your home move in Dorridge