I am selling my flat in West Bromwich and the EA has just text me to advise that the buyers are switching solicitor. I am told that this is due to the fact that the mortgage company will only work with property lawyers on their approved list. On what basis would a big named lender only deal with certain lawyers rather the firm that they want to choose to handle their conveyancing in West Bromwich ?
Banks have always had an approved set of law firms they are content to work with, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Lending institutions blame a rise in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms 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 purchasers are unlikely to have any impact on this.
I am buying a property and require a conveyancing solicitor in West Bromwich who is on the Norwich and Peterborough Building Society conveyancing. 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 Norwich and Peterborough Building Society in certain locations such as West Bromwich. We dont recommend any particular firm.
I have recentlydiscovered that Arc property Solicitors have closed. They conducted my conveyancing in West Bromwich for a purchase of a leasehold apartment 12 months ago. How can I establish that my home is registered correctly in the name of the previous owner?
The easiest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of West Bromwich conveyancing specialists.
I opted to have a survey completed on a property in West Bromwich before appointing lawyers. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some lenders tend not grant a mortgage on a flying freehold house.
It depends who your proposed lender is. HSBC has different instructions from Halifax. If you call us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in West Bromwich. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in West Bromwich to see if the conveyancing will be more expensive.
My cousin has suggested that I use his conveyancing solicitors in West Bromwich. Should I find my own conveyancer?
Much as we are happy to recommend a West Bromwich conveyancing lawyer the ideal way to select a conveyancing lawyer is to get guidance from friends or relatives who have actually used the solicitor you're are thinking of instructing.
I am looking to purchase a repossessed house in West Bromwich and the vendor require completion inside 28 days. Do lawyers complete in this timeframe? Would it be better to use a local West Bromwich firm or an online organisation that advertises to offer speedy conveyancing?
Attend your West Bromwich high street. Go in to 3 companies and request to talk to a conveyancing solicitor for an estimate. Set out your needs and try and obtain a commitment on deadlines. Appoint the firm that seems most trustworthy. Make sure to choose a conveyancing practitioner on the list of conveyancing practitioners approved by your mortgage company.