I am searching for value for money conveyancer. Do I opt for an internet conveyancer as opposed to a high street Birmingham conveyancing lawyer?

In the main conveyancing practitioners in your location will benefit from strong alliances with your local authority, which can assist with your Birmingham conveyancing searches that your solicitor will need to carry out. It can only be a plus if they enjoy strong connections with the Land Registry in your area Birmingham, other lawyers in the area and Birmingham selling agents.

After reading mumsnet.com for a high-quality lawyer in Birmingham, many advise that I should look for a CQS accredited solicitor. What is CQS?

Birmingham Conveyancing Quality Scheme law firms have obtained certification by the law Society CQS was brought about to establish evidence of quality standards in the in the legal transfer of properties. CQS enables buyers and sellers to identify solicitor firms that provide a quality residential conveyancing. Birmingham is one of the many areas in England and Wales in which CQS have a presence. The scheme obliges solicitors to undergo a strict assessment, compulsory training, self-reporting, random audits and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Council of Mortgage Lenders.

is it true that all Birmingham solicitor firms on the HSBC conveyancing panel are overseen by the SRA?

As solicitors, in order to be on the HSBC conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many banks do allow licenced conveyancers on their panel and in that case the practice would be regulated by the CLC.

We had appointed conveyancing lawyers based in Birmingham on the Lloyds solicitor approved list. They are now charging me a further charge for dealing with the Lloyds mortgage. Is this a supplemental conveyancing fee set by Lloyds?

Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your lawyer can levy a fee for this. This fee is not dictated by Lloyds but by your Birmingham solicitor. Plenty of firms on the Lloyds panel will charge an ‘acting for lender’ fee but some practices incorporate it on their overall fee.

Planning on purchasing a maisonette in Birmingham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society 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 Birmingham property lawyer is on the Leeds Building Society conveyancing panel.

I am hoping to sign contracts shortly on a garden flat in Birmingham. Conveyancing solicitors assured me that they will have a report out to me on Monday. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Birmingham should include some of the following:

The total extent of the premises. This could be the apartment itself but could also include a roof space or cellar if relevant. What remedies are open the freeholder should you breach a clause of your lease? Responsibility for maintaining the window frames You would want to be sent a copy of the lease Will you be prohibited or prevented from having pets in the property?

Birmingham Leasehold Conveyancing - A selection of Queries before buying

What restrictions are there in the Birmingham Lease? How many of the leaseholders are in arrears for their service charge payments? What is the maintenance charge and ground rent on the property?

I am purchasing a house and need a conveyancing solicitor in Birmingham who is on the mortgage company conveyancing panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the mortgage company who conduct conveyancing in Birmingham. We dont recommend any particular firm.