I had intended to instruct a property lawyer in Mickleover for our house purchase. Our broker informed us that our bank Birmingham Midshires won't deal with them. Why is this not regarded as unfair competition?
Pre- 2008 most lenders had an appetite for risk which was higher than today. Almost all Mickleover conveyancing firms would have been on many bank panels. The Financial Services Authority in 2010 completed a thematic investigation into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more information from law firms about their operations and the individuals who work for them and set certain criteria such a completing on a minimum number of transactions. Many Mickleover conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Mickleover is amongst the thousands of areas where the solicitors we recommend are are authorised to act for Birmingham Midshires.
I am helping my mother sell her property in Mickleover. Does the conveyancing solicitor order the energy assessment or should I organise this?
After the demise of Home Information Packs, energy assessments was retained a mandatory part of selling a property. An energy assessment needs to be to hand before the property is placed on the market. It is not a task that law firms ordinarily organise. Where you are instructing a Mickleover conveyancing lawyer they may be willing to arrange EPC’s given their contacts with reputable Mickleover energy assessors
Are all Mickleover Conveyancing Quality Solicitors on the Santander conveyancing panel?
A selection of lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.
About to purchase apartment in Mickleover. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Mickleover conveyancer is on the Barclays conveyancing panel.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Mickleover?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Mickleover. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Due to the advice of my in-laws I had a survey completed on a house in Mickleover in advance of appointing solicitors. I have been told that there is a flying freehold element to the property. My surveyor advised that some banks may refuse to issue a mortgage on this type of premises.
It varies from the lender to lender. Santander has different instructions from Nationwide. If you e-mail us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Mickleover. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Mickleover to see if the conveyancing will be more expensive.
Do I need to be suspicious by third parties that I am dealing with are suggesting a factory type conveyancing firm rather than a High Street Mickleover conveyancing practice?
As is the case with many professional services, often suggestions from connections can be extremely useful or valuable. Nevertheless there are numerous parties with a keen interest in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may suggest lawyers to instruct. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but occasionally there may be a commercial relationship behind the recommendation. You have the right to appoint your preferred lawyer. Don't forget that many banks operate an approved list of law firms you have to use for the mortgage related work in your home move.