I am nearing exchange of contracts for my apartment in Small Heath and the estate agent has just e-mailed to warn that the purchasers are switching solicitor. I am told that this is due to the fact that the mortgage company will only engage with solicitors on their approved list. On what basis would a leading mortgage company only engage with certain law firms rather the firm that they want to choose to handle their conveyancing in Small Heath ?
Lenders have always had panels of law firms that can represent them, but in recent years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Lenders point to the increase in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.
I am planning to acquire a flat and need a conveyancing solicitor in Small Heath who is on the Godiva Mortgages Ltd solicitor. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Godiva Mortgages Ltd in certain locations such as Small Heath. We dont recommend any particular firm.
Will commercial conveyancing searches reveal planned roadworks that could affect a commercial land in Small Heath?
Its becoming the norm that commercial conveyancing solicitors in Small Heath will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Small Heath. 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 Small Heath.
For every commercial conveyancing transaction in Small Heath it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Small Heath commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Small Heath.
Despite weeks of looking the Title Certificate and documents to our property are lost. The solicitors who handled the conveyancing in Small Heath 10 years ago no longer exist. What are my options?
These day there are duplicates made of almost everything, and your solicitor will be aware precisely where to find all the suitable paperwork so you may purchase or sell your house without any difficulty. Where copies are not available, your lawyer may be able to arrange cover in the form of insurance or indemnities protecting you against future claims on the property.
How easy is it to change conveyancer as I have to retain one who is on the Alliance & Leicester conveyancing panel. I was using a high street conveyancing solicitor in Small Heath round the corner but he is not approved by Alliance & Leicester
It would be our pleasure to help you select a conveyancing solicitor in Small Heath on the Alliance & Leicester panel. Please note that the property lawyers that we on the directory do not pay us fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Small Heath. In making use of the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Small Heath.
We are midway through purchasing a property in Small Heath. Conveyancing solicitor has told us the property is "Leasehold". Does this impact our Natwest valuation?
Small Heath conveyancing does not ordinarily involve leasehold houses. The main consideration here is the remaining lease term and the ground rent. If it's 999 years with a peppercorn rent, it's almost the same as freehold, so it’s unlikely to affect the value significantly.
At the other extreme, if it's, say, Sixty years it is bound to have a significant impact on the value, and probably wouldn't be acceptable to the lender. The length of lease and ground rent will be set out in the lease provided to your conveyancer.