I'm in the process of porting my current residential loan to a Buy to Let mortgage. I have been informed by my broker that I need a conveyancer as part of the process. I had a chat my former Erdington conveyancing solicitor who who completed the conveyancing when I first purchased the premises. The fee calculation supplied of £450 plus VAT has taken me by surprise as its a refinance than a sale or purchase.

The charges appear a little high. If you you were to look around you could get the conveyancing a bit cheaper by perhaps £125. That being said, assuming were satisfied with the legal work the firm provided you couldcome to rue choosing an an untested solicitor. Don't forget to enquire the solicitor can act for . Do employ our search tool to select a Erdington conveyancing firm on the conveyancing panel, which can often include conveyancing solicitors in Erdington.

Does a directory service exist listing panel conveyancers in Erdington on the Council of Mortgage Lender’s Website?

No. There is no such directory service on the CML or Building Society Association websites. A small selection of mortgage companies make their panel listings viewable online. Where you are in need of a Erdington on the please make the most of our facility.

I can not work out if my bank requires a lease extension. I have called my Erdington bank branch on numerous occasions and was reassured it wasn't a problem and they would lend. My Erdington conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. Who do I believe?

Provided that the is on the mortgage company panel, she or he must comply with the Council of Mortgage Lenders’ Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

My offer was accepted on a property in Erdington on , valuation was booked 4 days later, received a clean bill of health. Solicitor instructed, so all that was missing was my mortgage offer. Having made daily calls to and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the conveyancing panel. Can the lender hold off the offer?

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for to deal with your lawyer's application to be on the conveyancing panel. There's no guarantee that your solicitor will be accepted.

2 months have elapsed since my purchase conveyancing in Erdington concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

My husband and I are novice buyers - agreed a price, but the estate agent advised that the seller will only go ahead if we instruct the agent's chosen lawyers as they want a ‘quick sale’. We would rather use a high street conveyancer used to conveyancing in Erdington

We suspect that the seller is unaware of this requirement. If they desire ‘a quick sale', turning down a genuine purchaser is going to damage their objectives. Speak to the vendors direct and make sure they comprehend that (a)you are keen to buy (b)you are ready to go, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)however you are going to appoint your own,trusted Erdington conveyancing lawyers - not the ones that will provide their estate agent a commission or achieve conveyancing figures pre-set by head office.

I am short of a 10% deposit on my house purchase in Erdington , but I am anxious exchange. Do I have options?

You can agree a lower deposit. Many sellers will agree to a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute