Is the fact that my conveyancer in Lickey End is not identified on my bank's conveyancing panel that there is a problem with the standard of her work?
That would more than likely be an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack 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. Should you be concerned you should contact the Lickey End conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
When does exchange of contracts happen for residential conveyancing in Lickey End and do I need to be at the solicitors branch?
Where you are round the corner to our conveyancing solicitors in Lickey End you are invited in to sign documents. That being said, the lender approved solicitors we work with provide a national conveyancing service and give just as comprehensive and professional a job for you when communicating with you by post or email. The executing of the purchase agreement is not the point of no return. A signed contract simply enables the solicitor to address the formalities at the appropriate time, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Lickey End)to be in the office at the appropriate time.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Lickey End?
There are many recorded licenced Conveyancers in Lickey End and Solicitor partnerships in Lickey End to choose from We would stress that the two are regulated professionals specialising in the legal work in transferring property. They may both also deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
Is it correct that all Lickey End CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing list of approved practices?
Some major lenders now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation 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 join their panels.
After much negotiation I have agreed a price on a house in Lickey End. My financial adviser pressured me to appoint their lawyer. I paid an upfront payment of £175. Shortly after, the property lawyer contacted me sheepishly admitting that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
The deeds to my home are lost. The conveyancers who handled the conveyancing in Lickey End 4 years ago are no longer around. What are my options?
In today’s world there are copies made of almost everything, and your lawyer should know exactly where to locate all the relevant documentation so you may buy or sell your property without any difficulty. If duplicates can’t be located, your conveyancer may be able to put in place insurance or indemnities protecting you against future claims on your property.
I decided to have a survey carried out on a property in Lickey End prior to retaining conveyancers. I have been informed that there is a flying freehold element to the house. Our surveyor advised that some banks tend refuse to grant a loan on this type of house.
It varies from the lender to lender. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Lickey End. Conveyancing may be slightly more expensive based on your lender's requirements.
I am downsizing from my property. My past lawyers closed down. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Lickey End if that affects matters.
Do use our search tool to help you find a solicitor for your conveyancing in Lickey End. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.