My partner and I are hoping to purchase a home in Selly Oak and are in fact using a Selly Oak conveyancing practice. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. TSB have this morning contacted us to advise us that there is now an issue as our Selly Oak lawyer is not on their conveyancing panel. What do we do from here?
If you are buying a property with the assistance of a mortgage it is standard for the purchasers' solicitors to also represent the purchaser's lender. 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 solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Selly Oak solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
What is your number one tip for choosing a conveyancing solicitor in Selly Oak
Do not opt for the cheapest Selly Oak conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
I'm the sole beneficiary of my late grandmother’s will and I have everything in my name alone, including the house in Selly Oak. The Selly Oak property was put into my name in November. I plan to dispose of the house. I do know about the CML 6 month 'rule', meaning my proprietorship will be treated the same way as if I'd bought the property in November. Is the property unsalable for six months?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. Most mortgage companies would take a practical view as this obligation is primarily there to identify subsales or the wholesaling and assigning of property.
I am selling my flat. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Yorkshire BS are being difficult. The Selly Oak solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Due to the advice of my in-laws I had a survey completed on a house in Selly Oak before appointing conveyancers. I have been told that there is a flying freehold element to the house. My surveyor has said that some mortgage companies tend refuse to give a mortgage on a flying freehold premises.
It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. If you contact us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Selly Oak. Conveyancing may be slightly more expensive based on your lender's requirements.
My company is wishing to lease a unit on the high street. Can you recommend conveyancers offering no-move-no fees for non-domestic conveyancing in Selly Oak for under £1,200?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Selly Oak, including the sale and acquisition of businesses as well as simply premises. If you are looking to acquire or lease a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right solicitor. As for the fees this will depend on the structure and complexity of the deal. Let us have your details or phone us so that we may provide you with a fixed commercial conveyancing quote.
We're FTB’s - had an offer accepted, yet the property agent advised that the seller will only move forward if we appoint their chosen solicitors as they want a ‘quick sale’. We would rather use a high street solicitor with experience of conveyancing in Selly Oak
We suspect that the seller is unaware of this request. Should the vendor require ‘a quick sale', alienating a genuine purchaser is counter productive. Speak to the vendors direct and make the point that (a)you are serious buyers (b)you are excited to move forward, with finances in place © you do not need to sell (d) you intend to proceed fast (e)however you will continue to instruct your preferred Selly Oak conveyancing solicitors - as opposed tothose that will earn the negotiator at the agency a kickback or achieve conveyancing targets set by head office.