As I am unsure how the conveyancing bit works what is the most important number one tip you can give me regarding purchase conveyancing in Brown Edge?

You may not hear this from too many lawyers but conveyancing in Brown Edge and elsewhere in England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is lots of opportunity for friction between you and others involved in the legal transfer of property. For example, the vendor, estate agent and even potentially a mortgage company. Appointing a lawyer for your conveyancing in Brown Edge an important selection as your conveyancer is your adviser, and is the ONLY party in the process whose interest is to act in your legal interests and to keep you safe.

On occasion a potential adversary will attempt to persuade you that you should follow their advice. For instance, the estate agent may claim to be assisting by claiming that your solicitor is wrong. Or your mortgage broker may try to convince you to do something that is contrary to your solicitors guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

We are selling our apartment in Brown Edge. Will my solicitor have to be on the Virgin Money conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the Virgin Money conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.

We are purchasing a flat in Brown Edge. I might seem paranoid but how we can trust a solicitor? On completion day we have to put our life savings into their account. What protection do we have from them run away with our deposit?

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.

is it true that all Brown Edge solicitor practices on the RBS conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the RBS approved list of solicitors they would need to be regulated by the SRA. Many lenders do list licenced conveyancers on their panel and in such a situation the organisation would be governed by the CLC.

I have paid off my mortgage with Bank of Ireland. I assume I don't need a Brown Edge lawyer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Bank of Ireland has sent the Land Registry the discharge electronically, and
3. Bank of Ireland has instructed the Land Registry to do so

What does commercial conveyancing in Brown Edge cover?

Non domestic conveyancing in Brown Edge covers a broad array of services, supplied by qualified solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.

Our estate agent has suggested using their property lawyer for my conveyancing in Brown Edge - Surely it’s advisable to just use them?

It is not always the case and you are entitled to use whichever conveyancing practitioner of your choosing for your Brown Edge conveyancing. The property lawyer suggested by an estate agent may not always be the best property lawyer, they may put forward their own conveyancing firm who are based remotely. In this instance you may not have contact with your conveyancer and due to the lack of continuity in the transaction, it may be difficult to obtain updates.