My family solicitor has sent a quote for £1200 for fixed fee conveyancing in Harborne. I am looking to sell a modern detached home for £200,000. Are these estimated fees excessive? Is it above the average fee for conveyancing in Harborne?

The charges are a tad high. Where you are content to expend time contrasting prices you might decrease the fees marginally by say £125. On the other hand, you couldcome to regret choosing an an unknown lawyer. Remember to enquire the solicitor can also act for your bank. You can employ our comparison tool to select a Harborne conveyancing company on the lender’s approved list of lawyers which can often include conveyancing solicitors in Harborne.

My husband and I are hoping to buy a newly converted apartment in Harborne with a residential mortgage from Platform Home Loans Ltd.We like our Harborne conveyancing lawyer but Platform Home Loans Ltd advised that she’s not listed on their approved list of member firms. It seems we have no choice but to instruct a Platform Home Loans Ltd panel lawyer or keep our high street solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Platform Home Loans Ltd use our lawyer?

Unfortunately,no. The loan issued to you is subject to its terms and conditions, one of which will be that conveyancers needs to be on the Platform Home Loans Ltd solicitor panel. in the past, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Platform Home Loans Ltd

I am assisting my niece sell her property in Harborne. Will the conveyancer commission the energy assessment or should I organise this?

Following the demise of Home Information Packs, energy assessments was retained a mandatory part of selling a house. An energy performance certificate should be to hand prior to the property being marketed. This is not as aspect of the sale process that conveyancers normally arrange. If you are instructing a Harborne conveyancing solicitor they might be able to arrange energy assessments given their relationships with reputable local energy assessors

I am buying a end of terrace house in Harborne. We would like to carry out a loft conversion at the house.Will legal conveyancing on the property involve checks to determine if these works were previously refused?

Your property lawyer will review the registered title as conveyancing in Harborne can occasionally reveal restrictions in the title documents which restrict categories of alterations or need the consent of a 3rd party. Some extensions call for local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.

We have agreed to purchase a house in Harborne. An unusual aspect is that the roof has a solar panel. Nationwide have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Nationwide your lawyer must comply with the formal instructions outlined in Section two of UK Finance Lenders’ Handbook for Nationwide. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Nationwide where a lease fails to comply with these requirements. The specifications relate to the installation of panels on properties countrywide and is not limited to Harborne.

Will our solicitor be raising questions about flooding as part of the conveyancing in Harborne.

Flooding is a growing risk for conveyancers dealing with homes in Harborne. There are those who acquire a property in Harborne, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if 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 house purchase to forewarn the purchaser.

Solicitors are not qualified to offer advice on flood risk, but there are a various checks that can be carried out by the purchaser or by their solicitors which will figure out the risks in Harborne. The conventional set of information supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the vendor to discover if the premises has ever been flooded. If flooding has previously occurred and is not revealed by the owner, then a buyer may issue a compensation claim stemming from an inaccurate answer. The purchaser’s conveyancers will also carry out an environmental search. This will reveal if there is any known flood risk. If so, additional inquiries should be conducted.

Me and mywife and I are are looking to find a dependable conveyancing solicitor in Harborne to purchase a apartment. I want to avoid being ripped off but with plenty Harborne conveyancing solicitors to pick from...who's the best?

If you’ve never instructed a conveyancing practitioner before, a personal recommendation through family or friends is a great place to start and is often the best gauge of quality. Alternatively, view the Law Society’s online directory of solicitors in Harborne or use our search facility to find a conveyancing lawyer in Harborne.