Can you recommend a Santander allowed Kings Norton conveyancing conveyancer that can complete within 28 days? Would it be better to use a local Kings Norton practice or a factory type conveyancer?

We would be happy to suggest some excellent Kings Norton conveyancing firms. You can also walk up the high street in Kings Norton. Approach some well established firms and ask to speak with a conveyancing solicitor for a costs illustration. Mention your expectations together with your reasons and get a commitment on your deadline. Select the one that appears most efficient.

We previously appointed solicitors locally in Kings Norton on the Principality solicitor approved list. They are now charging me a supplemental charge for handling the Principality mortgage. Is this an additional conveyancing fee set by Principality?

Provided it is contained in their Terms of Engagement or Quote then yes your conveyancing practitioner can levy a fee for this. The charge is not set by Principality but by your Kings Norton property lawyer. Plenty of firms on the Principality panel will quote ’dealing with mortgage’ fee but many firms include it on their overall fee.

We have agreed to purchase a house in Kings Norton. A rare aspect is that the roof has a solar panel. Clydesdale have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Clydesdale your lawyer must check the formal requirements set out in Part two of UK Finance Lenders’ Handbook for Clydesdale. The CML Handbook contains minimum conditions for solar panel roof-space leases, and lawyers are required to report to Clydesdale where a lease does not satisfy these provisions. The requirements relate to the installation of panels on properties nationwide and is not restricted to Kings Norton.

The formalities of my remortgage has taken place for my property in Kings Norton. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

In my capacity as executor for the will of my grandfather I am selling a property in Swansea but I am based in Kings Norton. My conveyancer (approximately 200 miles from meneeds me to execute a stat dec prior to completion. Can you recommend a conveyancing practitioner in Kings Norton to witness and place their company stamp on the document?

Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are Kings Norton based

In relation to leasehold conveyancing in Kings Norton what are the most frequent lease problems?

There is nothing unique about leasehold conveyancing in Kings Norton. Most leases are drafted differently and legal mistakes in the legal wording can result in certain sections are wrong. The following missing provisions could result in a defective lease:

Insurance obligations

A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , 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 grant the mortgage, obliging the buyer to pull out.

Kings Norton Leasehold Conveyancing - Examples of Questions you should consider Prior to buying

Is there a share of the freehold? How much is the ground rent and service charge? The answer will be helpful as a) areas can result in problems in the building as the common areas may start to deteriorate where repairs remain unpaid b) if the leaseholders have a dispute with the running of the building you will want to have all the details

Do banks and building societies provide you with an approved list of Kings Norton solicitors? How do you know who is on the mortgage company conveyancing panel?

Kings Norton law firm practices and firms carrying out conveyancing in Kings Norton themselves provide us confirmation that they are on the bank conveyancing panel as opposed to being supplied with a list from the mortgage company directly.