We are purchasing a 2 bedroom flat in Kings Heath with a mortgage. We wish to retain our Kings Heath conveyancer, but the lender advise he's not on their "panel". We have to appoint one of the mortgage company panel firms or continue with our Kings Heath property lawyer and pay for one of their panel firms to act for them. This feels very unfair; can we not insist that the lender use our Kings Heath property lawyer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Kings Heath conveyancing lawyer to apply to be on the conveyancing panel.
My partner and I are purchasing our first property. The property lawyer has texted usto enquire if we would like to order extra conveyancing searches. Frankly we have no idea as to what's relevant for conveyancing in Kings Heath
The range of Kings Heath conveyancing searches depends entirely on the property, the location, the possibility of any of these risks, your familiarity of the locality and risks, your overall attitude to risk. What matters is that you properly comprehend what information each search could give you. Then you can make a decision if you consider that you need that search. Where you are unclear, ask your property lawyer to explain.
What is the first thing I need to know regarding purchase conveyancing in Kings Heath?
Not many law firms shout this from the rooftops but conveyancing in Kings Heath and elsewhere in Birmingham is often a confrontational process. Put another way, when it comes to conveyancing there exists plenty of room for confrontation between you and others involved in the transaction. E.g., the vendor, estate agent and even potentially the bank. Appointing a law firm for your conveyancing in Kings Heath an important selection as your conveyancer is your adviser, and is the ONE party in the transaction whose responsibility is to look after your legal interests and to keep you safe.
Every so often a potential adversary may attempt to convince you that you should follow their advice. For example, the estate agent may claim to be assisting by claiming that your conveyancer is wrong. Or your mortgage broker may advise you to do take action that is contrary to your lawyers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
I have been recommended a conveyancing solicitor in Kings Heath. I I would like to check if they are accepted on the Clydesdale approved list of lawyers. Can you help?
You should call the solicitor and enquire if they are on the lender panel. Alternatively please get in touch with Clydesdale who may be able to confirm.
I just bought a house at auction in Kings Heath. Conveyancing is needed. What happens now?
Having to all intents and purposes signed on the dotted line you now have to choose a conveyancing solicitor soon as you now have a pending deadline in which to complete the deal. All auction property should have a bespoke auction set of papers. This should include most,if not all of the paperwork that your conveyancer will need. In the case of leasehold property the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You need to hand this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that that you have the requisite funding in order to complete on the on the contractual date .
Two weeks ago we had a mortgage agreed in principle with UBS. Kings Heath conveyancing solicitors are selected. What is the average time that one could expect to receive a mortgage offer from UBS?
Some lenders take longer than others. Have UBS completed the valuation? Have you informed UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
The formalities of my purchase has taken place for my property in Kings Heath. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily 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 with full details of your complaint.
What can a local search tell me regarding the property we're purchasing in Kings Heath?
Kings Heath conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company such as Onsearch The local search is essential in every Kings Heath conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search will reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.