My fiance and I are planning to acquire a flat in Rubery and have appointed a Rubery conveyancing firm. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Barclays have this afternoon contacted us to inform me that they have now hit a problem as our Rubery solicitor is not on their conveyancing panel. What do we do from here?
Where 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 Accreditation Scheme. Your property lawyer 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 bank's conveyancing panel as you are at liberty to use your preferred Rubery lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
As someone clueless as to the Rubery conveyancing process what’s your top tip you can give me for the legal transfer of property in Rubery
You may not hear this from too many lawyers but conveyancing in Rubery or throughout England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there is an abundance of opportunity for confrontation between you and other parties involved in the home moving process. For instance, the seller, selling agent and on occasion the bank. Selecting a lawyer for your conveyancing in Rubery should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the legal process whose role it is to act in your best interests and to protect you.
Sometimes a potential adversary may try and persuade you that it is in your interests to do things their way. As an example, the estate agent may claim to be helping by claiming that your lawyer is slow. Or your mortgage broker may tell you to do something that is contrary to your solicitors advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
I am buying a property and require a conveyancing solicitor in Rubery who is on the Skipton Building Society solicitor. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Skipton Building Society in certain locations such as Rubery. We dont recommend any particular firm.
How does conveyancing in Rubery differ for new build properties?
Most buyers of new build residence in Rubery come to us having been asked by the seller to sign contracts and commit to the purchase even before the residence is built. This is because house builders in Rubery typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Rubery or who has acted in the same development.
I'm remortgaging my primary property to a buy to let loan with Barnsley Building Society and I will use the ballance of the raised equity as a deposit on a second house. The location we are talking about is Rubery. Will your lawyers be able to act for the two lenders and link together the conveyances?
Make use of our comparison tool on this page to ensure that the lawyers are on the appropriate lender panels. Assuming that they are the solicitor should be able to connect the two deals but you should have a chat with you solicitor and communicate your expectations and needs.