We see that you have a post code search directory identifying solicitors on the Principality conveyancing panel. Do firms pay you a commission if I appoint them for our conveyancing in Alvechurch?
We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Alvechurch.
I am remortgaging my property in Alvechurch, does my lawyer have to be on the HSBC Conveyancing panel?
There is nothing to stop you using your solicitor, but HSBC will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
Are all Alvechurch Conveyancing Quality Solicitors on the Co-operative conveyancing panel?
A selection of banks and building societies now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.
Is it the case that all Alvechurch solicitor practices on the HSBC conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the HSBC approved list of solicitors they would need to be regulated by the SRA. The majority of banks do permit licenced conveyancers on their panel and in that case the firms would be governed by the CLC.
About to purchase house in Alvechurch. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality 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 Alvechurch solicitor is on the Principality conveyancing panel.
Will my solicitor be asking questions concerning flooding as part of the conveyancing in Alvechurch.
Flooding is a growing risk for solicitors dealing with homes in Alvechurch. Some people will purchase a house in Alvechurch, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to offer advice on flood risk, but there are a numerous searches that may be initiated by the purchaser or on a buyer’s behalf which can figure out the risks in Alvechurch. The standard completed inquiry forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a standard question of the seller to find out whether the premises has historically flooded. In the event that flooding has previously occurred which is not notified by the owner, then a buyer may bring a legal claim for losses as a result of such an incorrect reply. A buyer’s conveyancers may also commission an environmental search. This should indicate whether there is any known flood risk. If so, additional inquiries will need to be made.
We are in the throes of selling our flat in Alvechurch. Conveyancing is fine but we are being charged an extortionate amount by the freeholder. To date we have paid £275 for a leasehold management pack and then another £117.20 for supplemental queries supplied by the purchaser's property lawyer.
You will not have any say over the extent of the charges for this information however the typical fee for the information for Alvechurch leasehold property is £355. For Alvechurch conveyancing deals it is customary for the seller to cover the costs. The landlord or their agents are under no legal obligation to address such questions most will be content to do so - albeit often at high prices disproportionate to the work involved. Regretfully there is no legislation that mandates fixed fees for administrative tasks. Nor is there any set time frame by which they are duty bound to supply answers.