I can't travel far from Sparkhill. Please explain the reason why all Sparkhill conveyancing practitioners are not on all bank panels?

Before the recession most lenders had an approach to risk which is different than today. The Financial Services Authority in 2010 instigated a thematic review into mortgage fraud which in summary warned lenders: know the property lawyers on your panel. Consequently, mortgage companies have since soughtmore information from law firms regarding their operations and the individuals who work for them and set certain criteria such as completing a minimum number of transactions. Many firms have been removed from lender panels even though they had 100% healthy track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms found it impossible meet the criteria of volume of transactions the mortgage companies set.

Is it realistic for conveyancing in Sparkhill to be done in a month?

First, If you are under a tight deadline for your conveyancing it is highly recommended that your solicitor is familiar with the location as they will make use of local contacts and know-how. It is possible that they could have conducted otherproperties in the same neighbourhood. Therefore consider using a Sparkhill conveyancing solicitor. Second, make sure that the conveyancing firm is on the member panel. It is believed that just under twenty per cent of Sparkhill conveyancing transactions are frustrated or derailed after discovering a purchaser’s solicitor was not on their mortgage lender’s panel. This can often result in the conveyancing being held up by as much as 21 days. It is said that this issue affects in the region of 100,000 home moves every year. Many Sparkhill conveyancing firms can not act for certain lenders so do check at the outset.

Can your site be used to locate a Conveyancing solicitor in Sparkhill even if I’m not purchasing or disposing of a house, for example where I wish to buy an office in Sparkhill with a loan from Bank of Ireland?

Our comparison service is predominantly utilised to get a quote from domestic conveyancing solicitors in Sparkhill but we have recorded towards the bottom of this page a few Sparkhill commercial conveyancing firms. You should enquire with the company directly to check if they are also authorised to represent Bank of Ireland

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Sparkhill?

There are two types of lawyers who can conduct conveyancing in Sparkhill namely licenced conveyancers or solicitors. The two can provide the legal services that required to complete the disposal or acquisition of property. They are both duty bound to conduct Sparkhill conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be professionally conducted and that all necessary procedures should be accurately attended to.

This question may be naive but I am new to the home buying as a first time purchaser of a garden flat in Sparkhill. Do I receive the keys to the house on the completion date from my conveyancer? If so, I will use a local conveyancing solicitor in Sparkhill?

On the day of completion you do not need to attend the conveyancers office in Sparkhill. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s lawyers, and shortly after the monies have arrived, you will be invited to pick up the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.

We had instructed solicitors with offices in Sparkhill on the Barclays solicitor approved list. They have just invoiced me an additional charge for the legal aspects of the Barclays mortgage. Is this an additional conveyancing fee specified by Barclays?

Provided it is contained in their Terms and Conditions or estimate then yes your property lawyer may charge a fee for this. This fee is not dictated by Barclays but by your Sparkhill property lawyer. Numerous firms on the Barclays panel will quote an ‘acting for lender’ fee but some firms include it on their overall fee.

I am in need of some leasehold conveyancing in Sparkhill. Before I get started I would like to find out the remaining lease term.

If the lease is recorded at the land registry - and 99.9% are in Sparkhill - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Leasehold Conveyancing in Sparkhill - A selection of Queries before buying

Is anyone aware of any major works in the near future that could add a premium to the service charges? This question is helpful as a) areas can cause problems in the block as the communal areas may start to deteriorate where maintenance are not paid for b) if the leaseholders have an issue with the managing agents you will want to have all the details