Find a Erdington Conveyancing Solictior on Your Lender’s Panel

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

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

Recently asked questions about conveyancing in Erdington

My best friend’s dad is a conveyancing practitioner. I hope that I'll be able to get friends and family rates for conveyancing, but if not, what kind of costs should I be paying for conveyancing in Erdington?

It’s prudent to look for 3 or more like-for-like conveyancing estimates. Do use our search tool on this page. You will notice that charges seem to vary but the service one can expect differ between law firms as is true with most professions.

My fiance and I intend to remortgage our maisonette in Erdington with TSB. We have a son approaching twenty who lives at home. Our solicitor requested us to identify any adults other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the property is forfeited by the lender. I have two questions (1) Is this form unique to the TSB conveyancing panel as he never had to sign this form when we bought 4 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

First, rest assured that your TSB conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to TSB. This is solely used to protect TSB if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of TSB had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

We had chosen conveyancers based in Erdington on the Coventry BS solicitor panel. They have just billed me an additional amount for handling the Coventry BS mortgage. Is this a supplemental conveyancing fee set by Coventry BS?

Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. The fee is not dictated by Coventry BS but by your Erdington conveyancing practitioner. Numerous firms on the Coventry BS panel will charge ’dealing with mortgage’ fee and others do not.

How can we tell if a Erdington conveyancing solicitor on the Nationwide panel is any good?

When it comes to conveyancing in Erdington seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer carrying out your transaction.

After much negotiation I have agreed a price on a house in Erdington. My financial adviser recommended their conveyancers. I paid an upfront payment of £225. Soon after, the conveyancer called me to say that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I purchased my home on 3 August and the transaction details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Erdington expressed confidence that it would be formalised in less than a month. Are transfers in Erdington particularly slow to register?

As far as conveyancing in Erdington registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can adjust depending on the party submitting the application, whether there are errors and whether the Land registry have to notify any third persons or bodies. Currently in the region of 80% of submission are completed within 12 days but some can be subject to longer hold-ups. Historically registration is effected once the purchaser has moved in to the property thus post completion formalities is not always primary concern yet where it is urgent that the the registration takes place urgently then you or your lawyers can communicate with the Registry to express the reasoning for the application to be prioritised.

We have an offer in principle from The Mortgage Works who suggested that they will lend up to £218k. When do I need to instruct a practitioner for conveyancing? Erdington is where we are buying.

It would be wise to instruct a conveyancer now so that the lawyer can open the file so they can do their AML checks etc. As and when you wish them to start work they will seek a deposit usually about £200. That should generally be after you have the mortgage offer and survey back, however if you wish to speed matters you can start the ball rolling sooner even though you may be risking some expense.

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