I plan on buying a leasehold flat in Sutton Coldfield. My Conveyancer is not listed on the lender solicitor panel. Is it possible for me to continue with my Sutton Coldfield conveyancing solicitor even though they are excluded from the bank list of approved lawyers?
Your options include
- Complete the deal with your chosen Sutton Coldfield solicitor but your bank will undoubtedly appoint a conveyancer on their conveyancing panel. This will result in additional fees and likely frustration.
- Get a fresh property lawyer to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
- Convince your conveyancer to do everything within their powers to get listed on the lender’s panel of solicitors
My partner and I swapping mortgage lender for our apartment in Sutton Coldfield with Yorkshire BS. We have a son approaching twenty who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have a couple of concerns (1) Is this document specific to the Yorkshire BS conveyancing panel as he never had to sign this form when we remortgaged 5 years ago (2) Does our son by signing this extinguish his rights to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Yorkshire BS. This is solely used to protect Yorkshire BS if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Yorkshire BS had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
My wife and I purchasing a 4 bedroom semi-detached house in Sutton Coldfield. We would like to carry out an extension to the side at the property.Will the conveyancing process involve enquiries to ascertain if these alterations are prohibited?
Your solicitor will review the deeds as conveyancing in Sutton Coldfield will occasionally reveal restrictions in the title documents which prevent categories of alterations or require the permission of a 3rd party. Many works require local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
I am expecting a AIP from RBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any Sutton Coldfield solicitors on the RBS conveyancing panel, or is it better to go independently?
You will need to appoint Sutton Coldfield solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
Planning on purchasing a apartment in Sutton Coldfield. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Sutton Coldfield conveyancing practitioner is on the Yorkshire BS conveyancing panel.
We are purchasing a property and the lawyer has raised the issue of Chancel Repair for which the house may be obligated to pay as it falls into the area of such a church. He has mentioned insurance. Is this really appropriate for conveyancing in Sutton Coldfield
Unless a prior purchase of the house took place post 12 October 2013 you can expect lawyers carrying out conveyancing in Sutton Coldfield to remain recommending a chancel search and or chancel repair liability insurance.
I used Arc property Solicitors several years past for my conveyancing in Sutton Coldfield. I now require my papers but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Sutton Coldfield of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
In my capacity as executor for the estate of my father I am disposing of a house in Cardiff but reside in Sutton Coldfield. My conveyancer (based 300 miles from merequires that I execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Sutton Coldfield to witness this legal document for me?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are based in Sutton Coldfield