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Find a Solihull Conveyancing Solictior on Your Lender’s Panel

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

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Recently asked questions about conveyancing in Solihull

I am in the process of selling my ground floor flat in Solihull and the EA has just text me to warn that the buyers are switching conveyancer. The excuse is that the lender will only deal with solicitors on their conveyancing panel. Why would a big named lender only engage with certain lawyers rather the firm that they want to select to handle their conveyancing in Solihull ?

UK lenders have always had an approved set of law firms they are willing to work with, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Banks justify this action to a rise in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any impact on this.

My wife and I swapping mortgage lender for our penthouse in Solihull with Virgin Money. We have a son 19 who lives with us. Our solicitor requested us to identify any adults other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the flat is forfeited by the lender. I have two questions (1) Is this form unique to the Virgin Money conveyancing panel as he did not need to sign this form when we bought 5 years ago (2) Does our son by signing this compromise his entitlement to inherit the property?

On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Virgin Money. This is solely used to protect Virgin Money if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Virgin Money had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

Just bought a semi-detached house in Solihull , how long will it take for the Land Registry to deal with the formalities evidencing my ownership? My Solihull conveyancing solicitor has been very slow, so I want to be sure that my ownership is recorded.

There is nothing unique about conveyancing in Solihull registration formalities. As opposed to being determined by geographic area, timeframes can adjust subject to the party submitting the application, whether there are errors and whether the Land registry need to notify any 3rd parties. At present roughly 80% of such applications are completed in less than three weeks but occasionally there can be protracted hold-ups. Registration occurs after the purchaser is living at the premises so 'speed' is not usually top priority yet where there is a degree of urgency associated with the registration then you or your lawyers must communicate with the Registry to express the reasoning for an expedited registration.

Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one round the corner in Solihull I like with amenity areas and transport links nearby, however it's only got 49 years on the lease. There is not much else in Solihull suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a home loan that many years will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.

Is it best to instruct a Solihull conveyancing lawyer in close proximity to the house I am purchasing? I have an old university friend who can handle the conveyancing but her office is 200kilometers away.

The benefit of a high street Solihull conveyancing practice is that you can visit the firm to execute paperwork, hand in your identification documents and pester them if necessary. Having local Solihull know how is a benefit. However it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and on the whole were impressed that should surpass using an unfamiliar Solihull conveyancing solicitor just because they are local.

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