I am not in a position to travel far from Kings Norton. Can you please explain the reason why all Kings Norton conveyancers aren't automatically on all bank panels?
Pre- 2008 most lenders demonstrated an attitude to risk which differs from the current day. The financial regulator in 2010 conducted a thematic review into fraud which concluded: know the conveyancing practitioners on your panel. Accordingly, mortgage companies have since requiredmore information from law firms about their processes and the individuals who work for them and set certain criteria such as completing a minimum volume of transactions. Hundreds of law practices have been removed from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible satisfy the minimum volume of transactions the mortgage companies required.
The Kings Norton conveyancing solicitors that I appointed last week on my purchase in Kings Norton have without warning shut down. They were on acting for me because I needed a solicitor on the Co-operative conveyancing panel and my preferred Kings Norton lawyer was not. I paid them money in advance. What should be my next steps?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Co-operative conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
I am assisting my mother sell her flat in Kings Norton. Does the conveyancer commission the energy performance certificate or it is for me to see to?
Following the demise of Home Information Packs, energy performance certificates was kept a compulsory component of selling a property. An EPC must be commissioned in advance of the property being advertised. This is not something that law firms normally arrange. If you are using a Kings Norton conveyancing lawyer they might be able to arrange EPC’s given their relationships with long established local providers
Forgive me if this question is silly but I am wet behind the ears as a first time purchaser of a garden flat in Kings Norton. Do I collect the keys to the house on completion from my solicitor? If so, I will instruct a local conveyancing solicitor in Kings Norton?
On the day of completion you do not need to go to the conveyancers office in Kings Norton. Conveyancing lawyers for you will arrange to send the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you should be called to collect the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.
I am expecting a OIP from Co-operative 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 Co-operative recommend any Kings Norton solicitors on the Co-operative 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 Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
It has been four months since my purchase conveyancing in Kings Norton concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Given that I am about to spend hundreds of thousands of pounds on a house in Kings Norton I would like to have a conversation with the conveyancer regarding thetransaction in advance of instructing the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer who will be conducting your property ownership legalities in Kings Norton.There is no ‘factory style conveyancing’ - each client is unique individual, not a file reference. The solicitors that we put you in touch with believe that the fees you are quoted for residential conveyancing in Kings Norton should be the amount on the final invoice that you are charged.
Finally, a mortgage agreement from a bank for the remortgage of my 3 bedroom flat is to be issued any day now. Are you able to recommend a low cost remortgage conveyancing lawyer in Kings Norton ?
You have come to the wrong place to search for the cheapest conveyancing solicitors in Kings Norton. Our aim is to provide cost effective conveyancing but we do not advertise as being the cheapest. Resist the temptation to appoint brokers offering £99 conveyancing in Kings Norton.In your best case scenario, in opting for cheap conveyancing, you will end up with what you pay for and at worst you will end up invoiced for extras and still not receive the service you were looking for.