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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 home move at risk of delay or failure.

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Recently asked questions about conveyancing in Erdington

It is a dozen years since I bought my property in Erdington. Conveyancing lawyers have just been retained on the sale but I am unable to find the deeds. Is this a major issue?

Don’t worry too much. Firstly the deeds may be with your mortgage company or they may be archived with the solicitor who oversaw the purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Most conveyancing in Erdington relates to registered property but in the unlikely event that your home is unregistered it is more of a problem but is resolvable.

The Erdington conveyancing firm that just started acting on my house acquisition in Erdington have suddenly shut down. They were on acting for me because I had to have a firm on the UBS conveyancing panel and my family Erdington lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What should be my next steps?

If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the UBS 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 help.

I just bought a property at auction in Erdington. Conveyancing is necessary. What are my next steps?

Now that you are legally committed yourself to purchase you should appoint a conveyancing practitioner as a matter of priority as you are faced with a pending a fixed date to complete the transaction. Every auction property should have a bespoke auction set of papers. This will include most,if not all of the documents that your conveyancer will need. If you have purchased leasehold premises the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to leasehold premises. You need to hand this to the lawyer instructed by you as soon as possible. You also need to ensure that your finances are in order to complete on the date specified in the contract.

We previously appointed solicitors locally in Erdington on the RBS solicitor panel. They are now charging me a further charge for dealing with the RBS mortgage. Is this an additional conveyancing fee set by RBS?

Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your lawyer may levy a fee for this. The fee is not dictated by RBS but by your Erdington property lawyer. Some firms on the RBS panel will charge ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.

I am selling my house. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Lloyds are being problematic. The Erdington solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?

It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.

It has been three months following my purchase conveyancing in Erdington concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. 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 property 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.

I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Erdington is the location of the property. Can you shed any light on this issue?

Flying freeholds in Erdington are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Erdington you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Erdington may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

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Find out more about how flying freehold can affect your the value of a property.