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Find a Patcham Conveyancing Solictior on Your Lender’s Panel

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

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Recently asked questions about conveyancing in Patcham

My husband and I are looking to acquire a property in Patcham and have appointed a Patcham conveyancing practice. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. The Mortgage Works have this afternoon contacted us to advise us that there is now an issue as our Patcham lawyer is not on their approved list of lawyers. Please explain?

If you are buying a property requiring a mortgage it is conventional for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Patcham solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.

As a FTB what is the most important advice you can give me regarding purchase conveyancing in Patcham?

Not many law firms shout this from the rooftops but conveyancing in Patcham or throughout England and Wales is an adversarial experience. In other words, when it comes to conveyancing there exists an abundance of room for confrontation between you and others involved in the legal transfer of property. For example, the seller, estate agent and even potentially a mortgage company. Selecting a solicitor for your conveyancing in Patcham should not be taken lightly as your conveyancer is your adviser, and is the ONE person in the transaction whose responsibility is to act in your legal interests and to keep you safe.

There is a distinct emergence in the "blame" culture- someone must be blamed for the process taking so long. We recommend that you must always trust your conveyancer above the other parties when it comes to the legal transfer of property.

I am close to exchanging contracts on the sale of our property in Patcham and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the buyers are using a national conveyancing outfit rather than a conveyancing solicitor in Patcham. Having lived in Patcham for three years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain clarification need.

It would appear that you have a conveyancing firm already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

My partner has suggested that I appoint his lawyers for conveyancing in Patcham. Should I choose my own conveyancer?

No doubt the ideal way to find a conveyancing solicitor is to seek recommendations from friends or relatives who have actually used the firm that you are are thinking of instructing.

What are the frequently found deficiencies that you see in leases for Patcham properties?

Leasehold conveyancing in Patcham is not unique. All leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain provisions are erroneous. The following missing provisions could result in a defective lease:

    Maintenance charge proportions which don’t add up to the correct percentage

A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, Skipton Building Society, and Nottingham Building Society all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, obliging the purchaser to withdraw.

I bought a 2 bed flat in Patcham, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Patcham with a long lease are worth £180,000. The ground rent is £65 invoiced every year. The lease expires on 21st October 2083

You have 59 years remaining on your lease we estimate the price of your lease extension to be between £20,900 and £24,200 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.

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