we are a couple who are purchasing a newly converted flat in Broseley with a mortgage from Birmingham Midshires.We have a Broseley conveyancing solicitor but Birmingham Midshires informed us he's not listed on their approved list of member firms. It seems we have little choice but to instruct a Birmingham Midshires panel lawyer or keep our preferred solicitor and fork out for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Birmingham Midshires use our lawyer?
Unfortunately,no. The home loan offered to you contains terms and conditions, one of which will be that conveyancers needs to be on the Birmingham Midshires approved list. Until recently, most lenders had large numbers of solicitors 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 lawyer to apply to be on the conveyancing panel for Birmingham Midshires
I am helping my mother sell her house in Broseley. Will the conveyancing solicitor arrange an energy performance certificate or should I organise this?
Following the abolition of HIPs, EPC’s was retained a required element of moving property. An EPC must be to hand before the property is marketed. It is not a task that conveyancers ordinarily organise. If you are using a Broseley conveyancing practitioner they might help arrange energy assessments due to their contacts with long established Broseley assessors
Forgive me if this question is silly but I am unexperienced as a 1st time buyer of a two bedroom flat in Broseley. Do I receive the keys to the house on completion from my solicitor? If so, I will appoint a local conveyancing solicitor in Broseley?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you will be able to receive the keys from the Estate Agents and move into your new home. Usually this happens early afternoon.
I have decided to exercise my right to buy my property in Broseley off the council. I have a mortgage offer with Skipton. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
I opted to have a survey done on a house in Broseley ahead of appointing lawyers. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies tend refuse to issue a mortgage on this type of premises.
It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. Should you wish to telephone us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Broseley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Broseley to see if the conveyancing will be more expensive.
I have been sourcing a conveyancing practitioner in Broseley for my sale. Can I review a firm’s complaints history with the legal regulator?
Members of the public may see presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions commenced on or after 1 January 2008. Go to Check a solicitor's record. To find details Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The SRA could monitor call for training requirements.
My hope is to purchase a ground floor apartment in Broseley. Conveyancing solicitor is awaiting, from the vendor, building insurance documents. Earlier today I was advised that the vendor needs to send the insurance schedule for the flat above as well. Why would my property lawyer want to review the insurance for the flat above? Is it strictly necessary? We have been in hold for the previous fortnight…
It is not impossible in leasehold conveyancing in Broseley to find Conveyancing in Broseley in a minority of cases reveals that the lease obliges the tenant's to insure their individual flats as opposed to the freeholder insuring the complete property - which is clearly better. You should check with your property lawyer but it would appear that your conveyancer is looking to verify that the entire building is insured. Insuring your apartment is no help when it comes to rebuilding after a fire if the other flat cannot be rebuilt due to lack of insurance cover.