My wife and I are looking to acquire a flat in Brownhills and are in fact using a Brownhills conveyancing practice. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Halifax have this evening contacted us to inform me that there is now an issue as our Brownhills conveyancer is not on their conveyancing panel. Please explain?
Where you are buying a property needing a mortgage it is normal for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Brownhills solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
Would the conveyancing solicitors listed on your site carry out auction conveyancing in Brownhills?
There are a number of niche lawyers we can put you in touch with those specialising in auction conveyancing. Brownhills is just one of the many areas of where our lawyers have a presence.
I used Action Conveyancing a few years ago for my conveyancing in Brownhills. I now require my papers but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Brownhills of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a ground for flat up to £305k and found one close by in Brownhills I like with open areas and railway links nearby, however it only has 49 remaining years left on the lease. There is not much else in Brownhills in this price bracket, so just wondered if I would be making a mistake buying a short lease?
Should you require a home loan that many years will likely be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
Taking into account that I am about to part with 450k on a garden flat in Brownhills I wish to have a conversation with the solicitor regarding theconveyancing ahead of giving the go ahead to the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor due to be conducting your property ownership legalities in Brownhills.There is no ‘factory style conveyancing’ - every client is unique person, not a file reference. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Brownhills should be the amount on the final invoice that you end up paying.