I was told today by my estate agent that my Sparkhill solicitor is not on the bank Solicitor panel. What can I do to be certain if this is indeed the case?

Your first step should be to call your Sparkhill lawyer directly. You lawyer should advise you of the situation. If they are not on the panel they may recommend you to a Sparkhill conveyancing firm that is on the approved list of lawyers for your bank.

At what point can the exchange of contracts take place for residential conveyancing in Sparkhill and am I required to be at the lawyers office?

If you are round the corner to one of the conveyancing solicitors in Sparkhill you are invited in to sign contracts. However, the law practices we recommend supply countrywide coverage for conveyancing and provide just as comprehensive and professional a job for you when communicating with you digitally. The signing of the purchase agreement is not when everything is set in stone. A signed contract is necessary for the conveyancer to address the formalities at the suitable time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Sparkhill)to be in the office at the appropriate time.

I am purchasing a semi-detached house in Sparkhill. How practical is it for me to do the conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Sparkhill you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Sparkhill.

I am hoping to complete next month on a ground floor flat in Sparkhill. Conveyancing lawyers have said that they will have a report out to me tomorrow. What should I be looking out for?

Your report on title for your leasehold conveyancing in Sparkhill should include some of the following:

Where does the liability rest for maintaining the window frames Does the lease prevent you from renting out the flat, or working from home Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? It needs to be made clear to you if the lease allows you to change or improve aspects of the premises- you must know whether any restrictions relates to all alterations or just structural alteration, and whether consent is required Whether your lease provides for a slush fund for major repairs?

Sparkhill Leasehold Conveyancing - A selection of Queries Prior to buying

It is important to be aware whether changing the roof or some other major work is due shortly that will be shared amongst the leaseholders and will dramatically impact the level of the maintenance fees or require a specific invoice. This information is important as a) areas may cause problems for the building as the communal areas may begin to deteriorate where maintenance remain unpaid b) if the leaseholders have a dispute with the managing agents you will need to have all the details Generally speaking the cost for major works tend not to be included within maintenance charges, albeit that there some managing agents in Sparkhill ask leasehold owners to contribute towards a reserve fund created for the specific intention of building a fund for larger repairs or maintenance.

What tools are available to find a Sparkhill conveyancing solicitor on the mortgage company conveyancing panel? I have a car and am prepared to travel up to 15miles to meet the solicitor.

You can use the find a conveyancing panel search on this page. Please choose the lender and your location, in this case Sparkhill and you will see a number of lawyer located nearest Sparkhill. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.