My financial adviser has asked me for my Cradley Heath solicitor’s panel reference for the Nat West conveyancing panel. Can you suggest how I discover this. I have called my local Cradley Heath office but they cant find it on their system.
The sensible thing to do is ask for this information from your Cradley Heath solicitor . Most Cradley Heath law practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
I own a freehold house in Cradley Heath yet charged 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 date back many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.
The Cradley Heath conveyancing lawyers that just started acting on my purchase in Cradley Heath have suddenly shut down. I chose them because I had to have a lawyer on the Bank of Ireland conveyancing panel and my preferred Cradley Heath lawyer was not. I cut them a cheque for two hundred pounds in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Bank of Ireland conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
is it true that all Cradley Heath solicitors on the TSB conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the TSB approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many banks do permit licenced conveyancers on their panel and in such a situation the organisation would be governed by the CLC.
We are getting a further advance on our mortgage from Bank of Ireland as we want to conduct renovations to our home in Cradley Heath. Do we need to select a local Cradley Heath solicitor on the Bank of Ireland conveyancing panel to handle the paperwork?
Bank of Ireland don't usually instruct firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland panel.
I am currently in the process of buying my council flat in Cradley Heath. I have a mortgage agreed with Kent Reliance. Conveyancing is not something I have any knowledge of. 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 Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
I'm remortgaging my primary house to a buy to let mortgage with The Mortgage Works and I will use the rest of the raised equity towards a second house. The location we are interested in is Cradley Heath. Will your conveyancers be able to act for the two banks and tie in the two deals?
Do use our comparison tool on this page to be sure that the solicitors are on the relevant lender panels. Assuming that they are your lawyer should be able to connect the two transactions but you should talk with you conveyancer and make clear your desired outcome and requirements.