I am one month into the sale of my flat in Edgbaston and the estate agent has just e-mailed to advise that the buyers are switching solicitor. The excuse is that the bank will only deal with property lawyers on their conveyancing panel. On what basis would a major mortgage company only engage with specific lawyers rather the firm that they want to select to handle their conveyancing in Edgbaston ?
UK lenders have always had an approved set of law firms they are content to work with, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Banks blame a rise in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.
Having sold my house in Edgbaston last October but our buyer keeps texting daily to say her lawyer is waiting to hear from mine. What should have happened following completion?
Following your sale your conveyancer should forward the transfer deeds and all additional paperwork to the buyer’s lawyers. If applicable, your conveyancer must also send confirmation that the legal charge in favour of the lender has been discharged to the purchasers lawyers. There are no post completion tasks just for conveyancing in Edgbaston.
When scouring consumer advice sites for a cheap solicitor in Edgbaston, many advise that I should look for a CQS kitemarked lawyer. Can you explain what CQS is?
Edgbaston Conveyancing Quality Scheme law firms have achieved certification by the law Society The Law Society created CQS to establish evidence of quality standards in the home buying process. CQS enables consumers to identify solicitor firms that provide a quality residential conveyancing. Edgbaston is one of locations in England and Wales in which accredited firms have a presence. The conveyancing scheme requires solicitors to undergo a strict assessment, compulsory training, self-certification, random audits and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Council of Mortgage Lenders.
I used Arc property Solicitors several years ago for my conveyancing in Edgbaston. Now, I need my documents but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate 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 Edgbaston of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Edgbaston is where the house is located. What do you suggest?
Flying freeholds in Edgbaston are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Edgbaston you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Edgbaston may ascertain 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 premises.
I am due to assess estimates for conveyancing in Edgbaston from three conveyancer and choose one. Should I ask them to hold tight until I I have an offer accepted on a flat.
You should only ask your conveyancer to open a file and submit searches after the offer has been agreed to on the property especially as Edgbaston conveyancing searches are not cheap.