I am progressing with the sale of my ground floor flat in Great Barr and the EA has just telephoned to warn that the purchasers are changing their property lawyer. The reason given is that the mortgage company will only work with property lawyers on their approved list. On what basis would a big named mortgage company only work with certain solicitors rather the firm that they want to appoint to handle their conveyancing in Great Barr ?
Banks have always had panels of law firms that can represent them, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Lenders blame a rise in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.
Do the conveyancing practitioners that you recommend handle right to buy conveyancing in Great Barr?
We work with a variety of conveyancing practitioners who can conduct right to buy transactions Please e-mail the lawyers listed in order to obtain a costs calculation.
My wife and I own a semi-detached Georgian house in Great Barr. Conveyancing practitioner represented me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold under the exact same property. Is it worth asking Norwich and Peterborough Building Society to clarify?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Great Barr and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing lawyer who conducted the purchase.
We're FTB’s - agreed a price, but the estate agent advised that the vendor will only proceed if we instruct the agent's chosen lawyers as they want an ‘expedited deal’. My instinct tells me that we should use a family solicitor accustomed to conveyancing in Great Barr
We suspect that the owner is unaware of this demand. If they want ‘a quick sale', alienating a serious purchaser is going to damage their objectives. Speak to the owners direct and explain that (a)you are motivated purchasers (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you will continue to instruct your preferred Great Barr conveyancing solicitors - rather thanthe ones that will give their estate agent a commission or hit his conveyancing thresholds pre-set by HQ.
I need to find a mortgage company panel solicitor in Great Barr. Could you help me?
It is not clear why you need a Great Barr panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the lender to find out which solicitors in Great Barr are on their panel . If you do find such a firm in Great Barr not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site