It has come to my attention via my lender that my Lichfield property lawyer is not on the mortgage company Solicitor panel. What can I do to check?
You need to contact your Lichfield lawyer directly. You lawyer should advise you what has happened. If they are not on the panel they may be able to suggest a Lichfield conveyancing practice that is on the conveyancing panel for your lender.
Our Lichfield solicitor has spotted a discrepancy between the surveyor’s assumptions in the home valuation report and what is in the conveyancing documents. My lawyer informs me that he is duty bound to ensure that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s stance legitimate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Is it necessary during the course of the conveyancing process to pop into the offices of the solicitor to execute the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Lichfield so that I can pop in to their offices when needed.
Whereas this was necessary 12 years ago, most mortgage companies no longer need their conveyancing panel lawyer to witness the mortgagors signature. You will still be obliged to hand over identification documents and there are still manifest benefits to instructing a local practitioner, in your situation a conveyancing solicitor in Lichfield.
My uncle informed me that in purchasing a property in Lichfield there may be various restrictions as to what one can do in terms of external changes to the property. Is this right?
We are aware of a number of properties in Lichfield which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Lichfield should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are aiming to move house in March. Does my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you recommend a removal company in Lichfield. Conveyancing solicitor was chosen prior to coming across your page.
On the day of completion you will need to collect the house keys from your selling agent however this can only be done after the sellers solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. After that you will need to tell the removal men that they can start moving you in. As a matter of policy we do not recommend a specific removal company but can help you choose a conveyancing in Lichfield or a legal practice with expertise in conveyancing in Lichfield.
Does a directory service exist listing HSBC panel solicitors in Lichfield on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. Very few lending institutions make their panel listings visible online. Where you are looking for a Lichfield property lawyer on the HSBC please use our facility.
Should I be suspicious by brokers that I am dealing with are encouraging me to use an internet conveyancing firm as opposed to a local Lichfield conveyancing firm?
As is the case with many service providers, often input from relatives can be worth their weight in gold. Nevertheless there are lots of players in a conveyancing deal; estate agents, financial adviser and mortgage companies might all suggest lawyers to appoint. On occasion these conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there may be a commercial relationship behind the recommendation. You are free to select your own lawyer. You need to be aware that many lenders specify a panel list of lawyers you must use for the lender aspect of your home move.
Should one as executor remove a deceased person's name from the title register for a property in Lichfield?
If a Lichfield property is co-owned and one of the proprietors dies, their name will not immediately be removed from the Land Registry title. It is not necessary to remove their name as in the event of a sale your lawyer would just need to supply proof as to the reason the other owner is missing from the conveyance, such as the probate documents.
With the aim of making things more straight forward for the sale of the property you may arrange to have the deceased party removed from the title by submitting an application to HM Land Registry with proof of the death. There is no land registry fee payable.