It has come to my attention via my estate agent that my Killay lawyer is not on the bank Solicitor panel. How can I be certain that this is indeed the case?
You need to call your Killay lawyer directly. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
We wanted to use a conveyancing solicitor in Killay for our house purchase. Our financial adviser has since advised us that our mortgage company Birmingham Midshires won't deal with them. Surely this is unfair competition?
Lenders normally imposes restrictions either the category or the volume of conveyancing practices on their panel. Typical examples of such criteria being that a law practice must have two or more partners. As well as restricting the type of firm, some have decided to limit the amount of solicitor practices they allow to act for them. Be aware that Birmingham Midshires have no responsibility for the quality of advice provided by any member of Birmingham Midshires Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels since 2008 even though there remains mixed views about the level of solicitor engagement in some of that fraud. Figures from the Land Registry reveal that hundreds of law firms, including some in or near Killay only conduct one or two conveyances per annum.
Are all Killay Conveyancing Quality Solicitors on the Coventry BS conveyancing list of approved practices?
A selection of lenders now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
We previously selected conveyancing lawyers located in Killay on the HSBC solicitor panel. They have just invoiced me a supplemental sum for dealing with the HSBC mortgage. Is this a supplemental conveyancing fee set by HSBC?
Provided it is contained in their Terms and Conditions or estimate then yes your lawyer may charge a fee for this. This charge is not set by HSBC but by your Killay solicitor. Some firms on the HSBC panel will levy an ‘acting for lender’ fee but plenty of firms include it on their overall fee.
I am currently in the process of buying my council flat in Killay. I have a mortgage agreed with RBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
My wife and I purchased a renovated Victorian property in Killay. Conveyancing solicitor represented me and Nottingham Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the exact same property. Is it worth asking Nottingham Building Society to clarify?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Killay and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing solicitor who conducted the purchase.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Killay is where the house is located. Can you shed any light on this issue?
Flying freeholds in Killay are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Killay you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Killay 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 residence.
Hoping to buy a property located in Killay and I am already nervous. I couldn't find anything specific about Killay. Conveyancing will be needed in due course but do you know about the Killay area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Killay. In the meantime here are some basic statistics that we found