I am considering applying for a Kent Reliance mortgage for purchase of a newly converted (under development) in Birmingham with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Kent Reliance ?
There is nothing to stop you using your solicitor, but Kent Reliance will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
We are purchasing a apartment in Birmingham. It might be a silly question but how we can trust a solicitor? At some point we have to deposit funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I'm in the throws of looking at apartments in Birmingham and I am about to put in an offer. Should I already have a property lawyer in place at this stage? I intend to finance via a home loan with Nationwide.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are taking out a mortgage with Nationwide, ask your prospective lawyers if they are on the Nationwide conveyancing panel otherwise they can't do the mortgage legal work.
Completion of my remortgage has taken place for my property in Birmingham. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Is it possible to swap conveyancer as I have to instruct one who is on the Barnsley Building Society conveyancing panel. I instructed a family conveyancing solicitor in Birmingham round the corner but the firm is not accepted by Barnsley Building Society
We will our best to assist in finding you a conveyancing solicitor in Birmingham on the Barnsley Building Society panel. Please note that the conveyancers that we work with do not pay us fee if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Birmingham. Using search facility on this site, you can contrast costs for conveyancing solicitors in Birmingham and beyond.
Jane (my partner) and I may need to sub-let our Birmingham ground floor flat temporarily due to taking a sabbatical. We instructed a Birmingham conveyancing practice in 2002 but they have since shut and we did not think at the time get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
The lease governs relations between the landlord and you the leaseholder; in particular, it will indicate if subletting is banned, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Birmingham do not prevent strict prohibition on subletting – such a clause would adversely affect the market value the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.
Birmingham Conveyancing for Leasehold Flats - Sample of Queries Prior to buying
It is important to be aware whether a new roof is being put on or some other significant cost is due shortly that will be shared between the tenants and may well materially impact the level of the maintenance charges or require a specific payment. Is the freehold reversion owned jointly by the tenants?
I am an executor of my recently deceased mother’s Will, with a house in Birmingham which is to be marketed. The property has never been registered at HMLR and I'm told that many EAs will insist that it is in place before they'll move forward. What's the mechanism for this?
In the situation that you have set out it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.