My financial adviser has requested my Birmingham lawyer’ panel member for the HSBC conveyancing panel. Can you suggest how I discover this. I have contacted my local Birmingham office but they don't know it.

Have you tried calling your Birmingham conveyancing practitioner about this?. They keep a central record lender panel numbers.

I am hoping to move into my new home in Birmingham next Friday. My conveyancer now wants me to supply her with proof of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the lender. What risks does the lender expect the insurance to cover?

Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These requirements are not limited to conveyancing in Birmingham.

How does conveyancing in Birmingham differ for newly converted properties?

Most buyers of new build or newly converted property in Birmingham contact us having been asked by the builder to sign contracts and commit to the purchase even before the residence is constructed. This is because builders in Birmingham tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Birmingham or who has acted in the same development.

I have just appointed agents to market my basement flat in Birmingham. Conveyancing has not commenced, however I have recently had a half-yearly service charge invoice – should I leave it to the buyer to sort out?

The sensible thing to do is pay the service charge as normal as all rents and service payments will be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Leasehold Conveyancing in Birmingham - Examples of Questions you should ask Prior to Purchasing

Is anyone aware of any major works in the near future that could add a premium to the maintenance charges? The prefered form of lease structure is a share of the freehold. In this arrangement the leaseholders benefit from control and even though a managing agent is usually employed if it is bigger than a house conversion, the managing agent retained by the leaseholders. What prohibitions are there in the Birmingham Lease?

Our lawyer in Birmingham has requested from me proof of ID documents asserting that this forms part of his obligations as a conveyancer on the bank Solicitor panel. Is this right?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the mortgage company. This is not unique to conveyancing in Birmingham