Me and my wife are purchasing residence in Sutton Coldfield. My Solicitor is not listed on the lender solicitor list. Can I still appoint my Sutton Coldfield conveyancing solicitor even though they are excluded from the mortgage company approved list?
You have numerous options open to you here
- Carry on with your chosen Sutton Coldfield solicitor but your lender will no doubt instruct a solicitor from their approved list. This will result in additional charges together with likely delay.
- Choose a new solicitor to conduct the conveyancing, ensuring that they are on the bank conveyancing panel.
- Convince your lawyer to seek to join the bank panel
Our lawyer has identified a a legal deficiency with the lease for the flat we are buying in Sutton Coldfield. The seller’s lawyers have offered title insurance as a solution. We are content with insurance and will pay for it. Our property lawyer has advised that he must be satisfied that the mortgage company is content with this solution. Are we the client or is the mortgage company ?
Notwithstanding that you have a mortgage offer from the lender does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the mortgage company are the client. These conveyancing instructions have to be complied with.
Completed the sale of my flat in Sutton Coldfield last February yet the purchaser is telephoning me to moan that her conveyancer is waiting to hear from mylawyer. What are the post completion sale legalities now that I have sold?
Following your disposal your lawyer is committed to deliver the transfer documentation and all supplemental paperwork to the buyer’s conveyancer. Where appropriate, your conveyancer must also send confirmation that the home loan has been discharged to the purchasers solicitors. There is unlikely to be post completion steps peculiar conveyancing in Sutton Coldfield.
There is lots of information on this site regarding conveyancing in Sutton Coldfield but can you isolate your top tip for appointing the right conveyancer in Sutton Coldfield
We would encourage you not to base your choice on the cheapest Sutton Coldfield conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We had chosen solicitors with offices in Sutton Coldfield on the Aldermore solicitor approved list. They have just billed me an additional amount for dealing with the Aldermore mortgage. Is this a supplemental conveyancing fee set by Aldermore?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your lawyer can levy a fee for this. This charge is not dictated by Aldermore but by your Sutton Coldfield solicitor. Plenty of firms on the Aldermore panel will quote an ‘acting for lender’ fee but some firms include it on their overall fee.
I am selling my apartment. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Co-operative are being problematic. The Sutton Coldfield solicitor who is on the Co-operative conveyancing panel is saying indemnity insurance will be fine but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Sutton Coldfield is where the house is located. Can you offer any guidance?
Flying freeholds in Sutton Coldfield are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Sutton Coldfield you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sutton Coldfield may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
We're FTB’s - had an offer accepted, yet the estate agent has warned us that the seller will only move forward if we appoint their preferred conveyancers as they need an ‘expedited deal’. My instinct tells me that we should use a local conveyancer with experience of conveyancing in Sutton Coldfield
We suspect that the owner is not behind this demand. Should the owner want ‘a quick sale', taking such a hostile approach to a serious buyer is not the way to achieve this. Speak to the vendors direct and explain that (a)you are motivated purchasers (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you are going to appoint your preferred Sutton Coldfield conveyancing solicitors - rather thanthe ones that will earn the estate agent a kickback or achieve conveyancing thresholds set by head office.