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Find a Hall Green Conveyancing Solictior on Your Lender’s Panel

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

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Recently asked questions about conveyancing in Hall Green

Unfortunately I am unable to travel far from Hall Green. I would like to know the reason why all Hall Green lawyers are not on all bank panels?

Lenders tend to impose restrictions on either the nature or volume of conveyancing solicitors on their panel. A common example of such criteria being that the organisation needs to have two or more partners. As well as restricting the structure of firm, some banks for instance HSBC made a decision to limit the size of their panel they use to act for them. It is worth noting that building societies have no accountability for the accuracy of advice given by any Hall Green conveyancer on their panel. Property fraud was the primary trigger for the reduction of solicitor panels in the last decade even though there are contrary assessments about the extent of solicitor involvement in some of that fraud. Statistics published by HMLR exposes that thousands of law firms only conduct a couple of conveyances a year. Those supporting conveyancing panel culls question why law firms deserve any entitlement to remain on a conveyancing panel when it is evident that conveyancing is not their primary expertise?

I require conveyancing for an apartment in a fairly new development (five years built) in Hall Green. 95% of the appartments are already sold. Do I need carry out the local searches for my conveyancing in Hall Green?

A big part of the Hall Green conveyancing process is the conveyancing searches. There are hundreds companies who offer Hall Green conveyancing searches, as well direct from the local authority. These are known collectively as personal search companies due to them carrying out, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their data from the local authoritative source.

Should our solicitor be raising enquiries about flooding as part of the conveyancing in Hall Green.

The risk of flooding is if increasing concern for solicitors dealing with homes in Hall Green. There are those who acquire a house in Hall Green, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Solicitors are not best placed to impart advice on flood risk, but there are a numerous searches that may be undertaken by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Hall Green. The conventional set of completed inquiry forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the seller to discover whether the premises has ever been flooded. In the event that flooding has previously occurred and is not revealed by the owner, then a purchaser may commence a legal claim for losses resulting from an inaccurate response. A purchaser’s lawyers will also order an environmental search. This should higlight if there is any known flood risk. If so, further inquiries will need to be carried out.

I have a 4 bedroom Victorian house in Hall Green. Conveyancing lawyer represented me and Alliance & Leicester . I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold with the exact same property. Is it worth asking Alliance & Leicester to clarify?

You need to read the Freehold register you have again and check the Charges Register for 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 Hall Green and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing practitioner who conducted the purchase.

Are there common problems that you see in leases for Hall Green properties?

Leasehold conveyancing in Hall Green is not unique. Most leases are drafted differently and legal mistakes in the legal wording can result in certain clauses are missing. For example, if your lease is missing any of the following, it could be defective:

    A duty to insure the building

A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. National Westminster Bank, Virgin Money, and Bank of Ireland all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, forcing the purchaser to pull out.

Leasehold Conveyancing in Hall Green - Examples of Questions you should consider Prior to buying

    It would be wise to investigate if the the lease includes any onerous restrictions in the lease. For instance plenty of leases prohibit pets being permitted in in a block in Hall Green. If you love the apartmentin Hall Green but your cat can’t move with you then you will be presented with a hard decision. If a Hall Green lease has no more than eighty years it will impact the salability of the property. Check with your lender that they are happy with the length of the lease. A short lease means that you will almost definitely need a lease extension at some point and you need to have some idea of what this would cost. Remember, in most cases you will be required to have owned the premises for two years before you are entitled to extend the lease. What restrictions are there in the Hall Green Lease?

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