Is the fact that my conveyancer in Kings Norton is not on my lender's conveyancing panel that there is a problem with the quality of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Kings Norton conveyancing firm and ask them why they are no longer on the approved list for your bank.
I have given 8 weeks notice to my existing landlord and have to leave my let out flat in Kings Norton by the end of next month. Conveyancing for my house purchase is progressing. How realistic is it to complete in 5 weeks as I wish to avoid having to find temporary accommodation?
The normal practice is not to serve notice on a rental unless you have exchanged. If you have not previously done so, notify to your lawyer and request that they chase the other solicitors, try to get a realistic time scale from them that everyone will aim towards
we are a couple who are hoping to buy a purpose built flat in Kings Norton with a mortgage from Virgin Money.We use our Kings Norton conveyancing practitioner but Virgin Money informed us his firm is not listed on their approved list of firms. It seems we are left with no choice but to instruct a Virgin Money panel lawyer or keep our local solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?
No, not really. The mortgage issued to you contains various provisions, a common one being that conveyancers will be on the Virgin Money conveyancing panel. in the past, most mortgage companies 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 lawyer to apply to be on the conveyancing panel for Virgin Money
I am assisting my niece sell her flat in Kings Norton. Does the conveyancing solicitor order an EPC or do I organise this?
After the demise of HIPs, energy performance certificates was left as a compulsory part of selling a house. An EPC needs to be to hand before the property is marketed. This is not as aspect of the sale process that law firms normally organise. If you are instructing a Kings Norton conveyancing lawyer they may be willing to arrange energy performance certificates due to their relationships with reputable Kings Norton energy assessors
Is it correct that all Kings Norton CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing panel?
A selection of lenders now make use of CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership 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 solicitors wishing to remain on their approved list of conveyancing solicitors.
I have paid off my mortgage with Clydesdale. I assume I don't need a Kings Norton lawyer on the Clydesdale panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
Do commercial conveyancing searches reveal impending roadworks that could impact a commercial land in Kings Norton?
Many commercial conveyancing solicitors in Kings Norton will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Kings Norton. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Kings Norton.
For every commercial conveyancing transaction in Kings Norton it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Kings Norton commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Kings Norton.
I opted to have a survey carried out on a property in Kings Norton prior to instructing conveyancers. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some banks tend refuse to issue a loan on such a property.
It varies from the lender to lender. HSBC has different instructions for example to Nationwide. If you call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Kings Norton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Kings Norton to see if the conveyancing costs will increase in light of this.