Is the fact that my conveyancer in Erdington is not on my mortgage company's conveyancing panel that there is a problem with the quality of her conveyancing?
That is most likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Erdington conveyancing firm and enquire why they are no longer on the approved list for your bank.
Do the conveyancing solicitors listed on your site execute attended exchange conveyancing in Erdington?
We do have a number of conveyancing specialists carrying out personalised exchanges. You should contact us to get a costs illustration and details as to dates.
We wanted to use a conveyancing solicitor in Erdington for our house move. Our broker informed us that our mortgage company Santander won't deal with them. Why is this not regarded as unduly restrictive?
A bank can insist on a panel solicitor act for it. You would be liable to bear the charges for this. Do use our tool to select a solicitor to carry conveyancing in Erdington on the Santander approved list of solicitors.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Erdington. Conveyancing is necessary evil 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.
Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Erdington
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Please confirm the Lease plans are surveyor prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
Is it simple use your search tool to choose a conveyancing lawyer in Erdington on the approved list for my lender?
Step one is to pick a bank such as Yorkshire Building Society, Coventry Building Society or Platform Home Loans Ltd then type in your preferred area a common one being Erdington. Conveyancing practices in Erdington and further afield will then be listed.
Am in the process of purchasing my 1st house in Erdington. Conveyancing lawyer has been appointed. The broker pointed out that a survey is not appropriate as the house is only 17 years old.
As the bare minimum you need a Home Buyer's Report. Given the premises was built over a decade ago the property will not come with a warranty, so you would be well advised not to take a risk. For a property that age with no signs of problems a Home Buyer's report could be enough. The report should highlight any apparent problems and suggest further investigation if relevant. Where there are any indications of problems obtain a comprehensive Building Survey from the beginning.