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Find a Smethwick Conveyancing Solictior on Your Lender’s Panel

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

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


Recently asked questions about conveyancing in Smethwick

My son is about to exchange on a new build apartment in Smethwick with a mortgage from Skipton. His solicitor has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

The form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Skipton conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Skipton conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Are the Smethwick conveyancing solicitors identified as being on the Principality conveyancing panel, together with their details provided by Principality?

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

is it true that all Smethwick solicitor practices on the Kent Reliance conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of lenders do allow licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers.

Last month we had a mortgage agreed in principle with Aldermore. Smethwick conveyancing practitioners are chosen. How long does it take for Aldermore to forward the offer to the property lawyer?

There is no definitive answer here. Have Aldermore conducted the survey? Have you informed Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

It is not clear whether my lender requires a lease extension. I have telephoned my Smethwick building society branch on a couple of occasions and was told it does not affect the mortgage offer and they will lend. My Smethwick conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. I simply don't know who is right.

Provided that the solicitor is on the mortgage company panel, they must comply with the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 left on the lease.

My husband and I are new to the buying process - had an offer accepted, yet the agent informed us that the seller will only issue a contract if we appoint their recommended solicitors as they want a ‘quick sale’. Our preferred option is to instruct a high street solicitor who is accustomed to conveyancing in Smethwick

It is unlikely the sellers are behind this. If they want ‘a quick sale', taking such a hostile approach to a motivated buyer is not the way to achieve this. Bypass the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to appoint your preferred Smethwick conveyancing lawyers - not the ones that will provide their estate agent a referral fee or meet his conveyancing targets pre-set by corporate headquarters.

There are only 62 years left on my flat in Smethwick. I now want to extend my lease but my freeholder is missing. What should I do?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to prove that you have made all reasonable attempts to locate the lessor. In some cases an enquiry agent should be useful to try and locate and to produce an expert document which can be used as evidence that the freeholder can not be located. It is wise to seek advice from a conveyancer in relation to proving the landlord’s absence and the application to the County Court covering Smethwick.

I am the registered owner of a studio flat in Smethwick, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Smethwick with over 90 years remaining are worth £206,000. The ground rent is £45 levied per year. The lease ends on 21st October 2087

With 65 years unexpired we estimate the premium for your lease extension to range between £13,300 and £15,400 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.

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