My fiance and I are purchasing a 1 bedroom apartment in Uxbridge with a mortgage from Birmingham Midshires.We have a Uxbridge conveyancing solicitor but Birmingham Midshires says his firm is not on their approved list of member firms. we are left little option but to use a Birmingham Midshires panel firm or keep our high street solicitor and pay for a Birmingham Midshires panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Birmingham Midshires use our lawyer?

Unfortunately,no. The mortgage issued to you contains various provisions, one of which will be that conveyancers must be on the Birmingham Midshires solicitor panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Birmingham Midshires

I am helping my mother sell her property in Uxbridge. Does the solicitor arrange the energy performance certificate or do I organise this?

After the demise of Home Packs, EPC’s was left as a compulsory component of moving property. An energy assessment needs to be to hand prior to the property being advertised. This is not a task that solicitors ordinarily organise. If you are using a Uxbridge conveyancing practitioner they may help arrange energy performance certificates given their contacts with reputable Uxbridge assessors

I am aiming to move property in June. Does my conveyancing solicitor call the removal company on the completion day. As an aside, can you recommend a removal company in Uxbridge. Conveyancing lawyer was found prior to coming across this page.

On the day of completion you will need to pick up the house keys from the property agent but this should only take place when the sellers solicitors advise the agent that they have the completion monies and the keys can be released. After that you can inform the removal company that they can start moving you in. We are not in a position to suggest a specific removal company but can help you locate a residential property solicitor in Uxbridge or a solicitor with expertise in conveyancing in Uxbridge.

When it comes to lenders such as RBS, do Uxbridge solicitors have to pay an annual charge to be on the list of approved solicitors?

We are unaware of any mortgage company fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

I opted to have a survey carried out on a property in Uxbridge ahead of retaining conveyancers. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some mortgage companies will not issue a mortgage on such a home.

It varies from the lender to lender. HSBC has different instructions from Nationwide. Should you wish to telephone us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Uxbridge. Conveyancing will be smoother if you use a solicitor in Uxbridge especially if they regularly deal with such properties in Uxbridge.

My husband and I are a fortnight into a freehold purchase having been directed to conveyancers by the estate agent to perform conveyancing in Uxbridge. We are not happy. Can you help me find new lawyers?

A solicitor would have to be very bad in order to consider changing them. Has the mortgage been generated? If so you need to make them aware of the new solicitor and ensure the loan are re-issued. Your new conveyancer needs to be on the lenders panel to avoid added expenses and frustration. So that should be your starting point. Our find a solicitor tool will assist you in finding a bank approved conveyancer for your home move in Uxbridge

Can a conveyancer remove a name from the title of my property in Uxbridge ?

Extracting or adding someone to the title of your house is relatively straightforward. You’ll need to appoint a conveyancing practitioner to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a solicitor