Me and my fiance are purchasing a 3 bedroom apartment in Solihull with a mortgage. We like our Solihull lawyer, but the bank says he's not on their "panel". It seems we have no option but to instruct one of the bank panel solicitors or keep our Solihull solicitor and pay for one of their panel lawyers to act for them. This seems very unfair; are we not able to require that the bank use our Solihull conveyancing practitioner ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Solihull conveyancing lawyer to apply to be on the conveyancing panel.
I have given 8 weeks notice to my existing landlord and have to vacate my rented property in Solihull by 25/5/2021. Conveyancing for my house purchase is progressing. Can I complete in 5 weeks as don't want to have to find short term accommodation?
The normal practice is not to provide notice on a rental until exchange of contracts has taken place. Assuming that you have not already done so, contact to your conveyancer and ask them to they cajole the sellers lawyers, try to get a realistic time scale from them that all parties will look to achieve
We see that you have a search directory identifying law firms on the HSBC conveyancing panel. Do firms pay you a commission if I instruct them for our conveyancing in Solihull?
We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Solihull.
When reading mumsnet.com for a conveyancing lawyer in Solihull, most post that I should instruct a CQS kitemarked solicitor. Can you explain what CQS is?
Solihull Conveyancing Quality Scheme solicitors have been granted accreditation under the Law Society's Scheme (CQS) The Law Society created CQS to promote high standards in the in the legal transfer of properties. CQS helps home movers to identify solicitor firms who provide a quality residential conveyancing. Solihull is one of locations in England and Wales in which CQS are based. The scheme requires law firms to undergo a strict assessment, compulsory training, self-certification, random audits and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Legal Ombudsman.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, chain free conveyancing. Solihull is the location of the property. What do you suggest?
Flying freeholds in Solihull are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Solihull you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Solihull may ascertain 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 property.