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Find a Stourbridge Conveyancing Solictior on Your Lender’s Panel

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

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


Recently asked questions about conveyancing in Stourbridge

My wife and I are planning to acquire a home in Stourbridge and are in fact using a Stourbridge conveyancing practice. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Barclays have this evening contacted us to advise us that there is now an issue as our Stourbridge conveyancer is not on their approved list of lawyers. What do we do from here?

If you are buying a property requiring a mortgage it is usual for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Stourbridge solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.

We had appointed solicitors located in Stourbridge on the Nottingham solicitor panel. They have just invoiced me a supplemental amount for dealing with the Nottingham mortgage. Is this a supplemental conveyancing fee set by Nottingham?

Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your conveyancing practitioner can charge a fee for this. The charge is not set by Nottingham but by your Stourbridge lawyer. Some firms on the Nottingham panel will levy an ‘acting for lender’ fee and others do not.

I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Stourbridge solicitor on the Leeds Building Society panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Leeds Building Society has sent the Land Registry the discharge electronically, and
  3. Leeds Building Society has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Leeds Building Society mortgage has been paid off.

Yorkshire BS have agreed my mortgage in principle, my bid on a house in Stourbridge has been accepted, now what?

Your estate agent will wish to be informed of your conveyancing practitioner's details (ensure that the conveyancers are on the bank’s approved list). Telephone Yorkshire BS or your financial adviser and finalise any outstanding documentation. Yorkshire BS will appoint a valuer who will get in contact with the selling agent or vendor to book a slot for the valuation to happen. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Yorkshire BS will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Stourbridge.

Should our solicitor be raising questions concerning flooding during the conveyancing in Stourbridge.

The risk of flooding is if increasing concern for lawyers dealing with homes in Stourbridge. There are those who purchase a house in Stourbridge, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Conveyancers are not best placed to impart advice on flood risk, but there are a number of checks that can be carried out by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Stourbridge. The standard information given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the seller to discover whether the premises has ever been flooded. In the event that the property has been flooded in past which is not notified by the seller, then a purchaser could bring a legal claim for losses as a result of such an incorrect response. The purchaser’s conveyancers may also conduct an enviro search. This will indicate whether there is any known flood risk. If so, more detailed inquiries will need to be made.

The estate agent has sent us the confirmation of our purchase of a new build flat in Stourbridge. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Stourbridge

    The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan.

I decided to have a survey carried out on a house in Stourbridge ahead of appointing lawyers. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some mortgage companies tend refuse to grant a loan on such a house.

It depends who your proposed lender is. HSBC has different requirements from Halifax. Should you wish to call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Stourbridge. Conveyancing may be slightly more expensive based on your lender's requirements.

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Find out more about how flying freehold can affect your the value of a property.