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Find a Cradley Heath Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Cradley Heath? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Cradley Heath home move at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Cradley Heath conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Cradley Heath

I own a freehold house in Cradley Heath but still invoiced for rent, why is this and what is this?

It’s unusual for properties in Cradley Heath and has limited impact for conveyancing in Cradley Heath but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.

Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.

We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Does this mean I have to appoint their panel lawyer as I would much rather use a Cradley Heath based conveyancing firm?

You should check but the chances are that give you one of their panel conveyancers if you accept the "fee-free" incentive. Call the lender and explore if they offer you a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Cradley Heath.

Is it correct that all Cradley Heath CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing list of approved practices?

A selection of lenders now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.

We had selected conveyancing lawyers locally in Cradley Heath on the Kent Reliance solicitor approved list. They have just invoiced me a supplemental sum for the legal aspects of the Kent Reliance mortgage. Is this a supplemental conveyancing fee specified by Kent Reliance?

Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your conveyancer can charge a fee for this. The fee is not set by Kent Reliance but by your Cradley Heath property lawyer. Numerous firms on the Kent Reliance panel will charge ’dealing with mortgage’ fee but many practices incorporate it on their overall fee.

I am selling my flat. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being pedantic. The Cradley Heath solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Will commercial conveyancing searches reveal impending roadworks that could impact a commercial estate in Cradley Heath?

Its becoming the norm that commercial conveyancing solicitors in Cradley Heath will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Cradley Heath. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Cradley Heath.

For each commercial conveyancing transaction in Cradley Heath it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Cradley Heath commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Cradley Heath.

In my capacity as executor for the will of my grandmother I am disposing of a house in Newport but I am based in Cradley Heath. My conveyancer (who is 200 miles awayneeds me to execute a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing solicitor in Cradley Heath who can witness this legal document for me?

strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are Cradley Heath based

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