My financial adviser has requested my Harborne law firm’s panel member for the Lloyds conveyancing panel. Can you suggest how I obtain this. I have e-mailed my local Harborne branch but they cant find it on their system.
Have you tried speaking to your Harborne lawyer about this?. They maintain a central record lender panel numbers.
We previously appointed conveyancers with offices in Harborne on the TSB solicitor approved list. They are now charging me a further fee for handling the TSB mortgage. Is this a supplemental conveyancing fee set by TSB?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancer can charge a fee for this. The fee is not dictated by TSB but by your Harborne property lawyer. Numerous firms on the TSB panel will quote ’dealing with mortgage’ fee and others do not.
It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Harborne building society branch on a couple of occasions and was told it wasn't a problem and they would lend. My Harborne conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they would not lend based on their published requirements. I simply don't know who is right.
The solicitor has to comply with the CML Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I recently had an offer agreed on a house in Harborne. My mortgage broker pressured me to appoint their solicitor. I paid an upfront payment of £200. A couple of days later, the solicitor contacted me embarrassingly acknowledging that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Just acquired a detached house in Harborne , how long should it take for the Land Registry to register my ownership? My Harborne conveyancing solicitor works at snail pace, so I want to be sure that my ownership is recorded.
As far as conveyancing in Harborne is concerned, registration is no faster or slower than anywhere else in the country. Rather than based on location, timescales can vary depending on the party submitting the application, whether it is in order and if the Land registry need to notify any interested parties. Currently roughly three quarters of such applications are fully addressed within two weeks but occasionally there can be longer hold-ups. Registration occurs once the buyer is living at the property therefore registration formalities is not usually top priority but where it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for an expedited registration.
I opted to have a survey completed on a property in Harborne ahead of appointing conveyancers. I have been advised that there is a flying freehold element to the property. The surveyor has said that some banks tend not give a loan on a flying freehold property.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Harborne. Conveyancing may be slightly more expensive based on your lender's requirements.
In scouring the world wide web for the words conveyancing in Harborne it brings up numerous solicitorsin the vicinity. With so much choice what is the best way to find the suitable property lawyer for purchase transaction?
The preferential method of choosing the right conveyancer is via personal referral, so ask friends and relatives who have bought a property in Harborne or a respected estate agent or financial adviser. Fees for conveyancing in Harborne differ, so it's sensible to obtain a minimum of four quotes from varying types of property lawyers. Make sure that you know that the fees are fixed.