Me and my partner are buying an apartment in Kings Heath. My property lawyer has never been on on the lender approved panel. Am I still permitted to retain my Kings Heath conveyancing solicitor even though they are excluded from the mortgage company panel of approved conveyancing solicitors?
You will need to appoint a conveyancing practitioner to complete the formalities when you need a loan to purchase your home. The lawyer will carry out all the essential due diligence on the property, ensuring that you will be properly registered as the owner and ensure that all the required mortgage documentation is in place. You may appoint a Kings Heath conveyancer of your choosing. However, where the solicitor appointed is not a member of the mortgage company approved list supplemental fees will be incurred as separate legal representation will be required by them. Conveyancing panel applications may be submitted, so if your lawyer has not in the past applied for membership they can do so.
Some advice if I may. My Kings Heath conveyancer is assuring me that he is legally obliged toconduct Kings Heath conveyancing searches becausethe firm are on the HSBCsolicitor panel. These Kings Heath searches cost a lot of money can this be avoided?
Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Kings Heath conveyancing searches.
We are purchasing a property and need a conveyancing solicitor in Kings Heath who is on the UBS conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Kings Heath.
When it comes to lenders such as Aldermore, do Kings Heath conveyancing practitioners have to pay an annual charge to be on the list of approved solicitors?
We are unaware of any bank fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
The formalities of my purchase has taken place for my property in Kings Heath. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Kings Heath solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC 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 Kings Heath 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.
Despite weeks of looking the Title Certificate and documents to my property are lost. The solicitors who dealt with the conveyancing in Kings Heath 10 years ago no longer exist. What do I do?
As long as you have a registered title the details of your ownership will be recorded by HMLR with a Title Number. It is easy to conduct a search at the Land Registry, find your house and get up to date copies of the property title for a small fee. If the property is Leasehold then the Land Registry will also normally hold a certified duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.
What does commercial conveyancing in Kings Heath cover?
Kings Heath conveyancing for business premises covers a wide range of services, supplied by regulated solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.