I have just been advised by my lender that my Kings Norton the law firm I have appointed is not on the lender Solicitor panel. What can I do to check?
You need to contact your Kings Norton conveyancer. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
I am nearing an exchange on a house in Kings Norton and my mum and dad have sent the ten percent deposit to my conveyancer. I am now told that as the deposit has not come from me my lawyer needs to make a notification to my mortgage company. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I advised the bank regarding my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to delay the deal?
Your lawyer is obliged to clarify with the bank to ensure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only report this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
When it comes to lenders such as TSB, do Kings Norton solicitors incur a fee to be on the list of approved solicitors?
We are not aware of any lender fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I had a mortgage agreed in principle with UBS. Kings Norton conveyancing practitioners are selected. How long does it take for UBS to forward the offer to the property lawyer?
There is no definitive answer here. Have UBS conducted 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.
We were going to get a OIP from Clydesdale this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Clydesdale recommend any Kings Norton solicitors on the Clydesdale conveyancing panel, or is it better to go independently?
You will need to appoint Kings Norton solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
I have justfound out that Action Conveyancing have been shut down. They carried out my conveyancing in Kings Norton for a purchase of a leasehold apartment 18 months ago. How can I establish that my home is registered correctly in the name of the previous owner?
The quickest method to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Kings Norton conveyancing specialists.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Kings Norton is the location of the property. Can you shed any light on this issue?
Flying freeholds in Kings Norton are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Kings Norton you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kings Norton may decide 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 property.
Given that I will soon part with 450k on a house in Kings Norton I would like to have a conversation with the conveyancer about myconveyancing before giving the go ahead to the firm. Is this something that you can arrange?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor who will be carrying out your property ownership legalities in Kings Norton.There is no ‘factory style conveyancing’ - every client is an important person, not a matter reference. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Kings Norton should be the amount on the final invoice that you are charged.