Find a Selly Oak Conveyancing Solictior on Your Lender’s Panel

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

Only LenderPanel.com provides a subset of authorised Selly Oak conveyancers for over 130 lenders.

Recently asked questions about conveyancing in Selly Oak

Unfortunately I am unable to travel far from Selly Oak. I would like to know the logic why all Selly Oak lawyers are not on all bank panels?

Lenders normally restrict either the type or volume of conveyancing firms on their panel. Typical examples of such criteria being that the practice is required to have at least two partners. In addition to restricting the structure of firm, some banks made a decision to limit the size of their panel they permit to represent them. You should note that banks have no liability for the quality of service given by any Selly Oak property lawyer on their panel. Mortgage fraud was the key driver in the reduction of conveyancing panels in the last decade notwithstanding that there are contrary views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry indicates that thousands of conveyancing organisations only carry out a couple of conveyances a year. Those vindicating conveyancing panel pruning question why law firms deserve any entitlement to be listed on a bank panel when it is evident that conveyancing is not their primary expertise?

How up to date is your database of Selly Oak solicitors on the Santander conveyancing panel? Do Santander send you an updated list?

Selly Oak conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.

My uncle informed me that in purchasing a property in Selly Oak there could be a number of restrictions preventing external alterations to the property. Is this right?

We are aware of a number of properties in Selly Oak which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Selly Oak should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I can not work out if my mortgage offer requires a lease extension. I have called into my local Selly Oak building society branch on various occasions and was told it does not impact the mortgage offer and they will lend. My Selly Oak conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend based on their published requirements. Who do I believe?

Your conveyancer has to follow the Council of Mortgage Lenders’ Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

Nottingham have agreed my home loan in principle, my offer on a apartment in Selly Oak has been agreed to, now what?

The estate agent will need to be advised as to your conveyancer's details (ensure that the solicitors are on the bank’s approved list). Contact Nottingham or your financial adviser and finish off any relevant paperwork. Nottingham will sellect a valuer who will get in touch with the estate agent or seller to schedule a time for the valuation to happen. Once carried out (assuming no problems) it takes about a week to receive the mortgage offer. Nottingham will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Selly Oak.

I've recently found out that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a quick, no chain conveyancing. Selly Oak is the location of the property. Is there any guidance you can give?

Flying freeholds in Selly Oak are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Selly Oak you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Selly Oak may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Much to my surprise my conveyancer in Selly Oak has informed me that he requires identification documents stating that this is part of his retainer as a conveyancer on the mortgage company Conveyancing panel. This is news to me - can I refuse?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the mortgage company. This is not specific to conveyancing in Selly Oak

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Find out more about how flying freehold can affect your the value of a property.