I am not in a position to travel far from Southfields. What is the rationale as to why all Southfields lawyers aren't automatically on all mortgage company panels?
Banks tend to restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. A common example of such restriction(s) being that a practice is required to have two or more partners. In addition to restricting the nature of firm, some banks made a decision to limit the size of their panel they permit to act for them. It is worth noting that banks have no liability for the accuracy of conveyancing provided by any Southfields solicitor on their approved list. Property fraud was a key driver in the culling of solicitor panels a few years ago notwithstanding that there are differing views concerning whether solicitors sat at the center of that fraud. Data from the Land Registry exposes that thousands of conveyancing organisations only conduct a couple of conveyances a year. Those advocating conveyancing panel cuts question why law firms deserve claim to be listed on a conveyancing panel when clearly conveyancing is not their primary expertise?
I am need of leasehold conveyancing for a flat in a relatively new development (seven years built) in Southfields. 95% of the flats have already been occupied. Do I need carry out the conveyancing searches as part of conveyancing in Southfields?
A big part of the Southfields conveyancing process is the conveyancing searches. There are hundreds companies conducting Southfields conveyancing searches, as well straight from the local authority. These are known collectively as personal search companies due to them carrying out, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must secure their data from the local authoritative source.
Can you explain why leasehold purchase conveyancing in Southfields is more expensive?
The conveyancing costs on a leasehold property in Southfields is often higher as compared to a freehold acquisition or disposal. This is due to the supplemental time necessary in liaising with the landlord and management company to collate the information about whether the rent and service fee have been paid and whether there are any significant expenditure in the foreseeable future on repairs or maintenance of the building.
My lawyer in Southfields is not on the Birmingham Midshires Solicitor Panel. Is it possible for me to continue with my prefered solicitor notwithstanding that they are excluded from the Birmingham Midshires panel of approved conveyancing solicitors?
The limited options open to you here include:
- Carry on with your preferred Southfields solicitors but Birmingham Midshires will need to use a conveyancer on their list of acceptable firms. This will result in additional overall conveyancing fees and result in frustration.
- Get a new practitioner to act in the purchase, not forgetting to check they are Convince your solicitor to do everything within their powers to join the Birmingham Midshires conveyancing panel
My relative suggested that where I am purchasing in Southfields I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually quoted for as part of the standard Southfields conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Southfields around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Southfields Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Southfields Education with maps and statistics, Local Amenities and other useful information about Southfields.
Despite weeks of looking the Title Certificate and documents to my property are lost. The solicitors who dealt with the conveyancing in Southfields 4 years ago are no longer around. What do I do?
Gone are the days when you need to have the physical official documentation to evidence that you own the land or premises, as the Land Registry hold details of all registered land or property electronically.