Are all Hagley Conveyancing Quality Solicitors on the Co-operative conveyancing list of approved firms?

Some major banks and building societies now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.

When it comes to lenders such as Bank of Ireland, do Hagley conveyancing practitioners incur an annual charge to be on the list of approved solicitors?

We are not aware of any bank fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

I recently had an offer accepted on an apartment in Hagley. My mortgage broker suggested a conveyancing practitioner. I paid an advanced payment of £200. Soon after, the lawyer called me sheepishly admitting that they were not on the Skipton 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 Skipton 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 have justfound out that Stirling Law have been shut down. They conducted my conveyancing in Hagley for a purchase of a leasehold apartment 9 months ago. How can I establish that the property is in my name in the name of the previous owner?

The easiest way to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Hagley conveyancing specialists.

Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Hagley is where the house is located. Can you offer any guidance?

Flying freeholds in Hagley are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hagley you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hagley may decide 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 property.

How do I use the search facility to find a conveyancing practitioner in Hagley on the panel for my lender?

Step one is to select a bank such as Barclays , The Royal Bank of Scotland or TSB then specify your preferred area for instance Hagley. Conveyancing firms in Hagley and across England and Wales will then be shown.

Why is New Build conveyancing in Hagley more expensive?

Acquiring a new build property is completely distinct from the standard house buying conveyancing in Hagley. For a start sellers ordinarily demand contracts to exchange very quickly, so there is a lot of pressure on your solicitor to make sure everything is in order. In addition new build conveyancing often necessitate the checking of adoption of highways, drains, planning considerations, building warranties or architects certificates. Mortgage lender obligations are also more detailed. Given the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.