Are the Sutton Coldfield conveyancing solicitors identified as being on the Bank of Ireland conveyancing panel, together with their details provided by Bank of Ireland?
Sutton Coldfield conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.
I had intended to instruct a conveyancing solicitor in Sutton Coldfield for our home move. Our broker has since notified us that our mortgage lenders Barclays Direct won't deal with them. Why is this not regarded as unfair competition?
Banks on the whole imposes restrictions either the type or the amount of conveyancing solicitors on their panel. A common example of such criteria being that a law practice must have two or more partners. As well as restricting the profile of firm, some have limited the number of firms they allow to represent them. You should note that Barclays Direct have no responsibility for the quality of advice provided by any member of Barclays Direct Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of solicitor panels a few years ago even though there remains mixed views regarding the level of solicitor involvement in some of that fraud. Data from the Land Registry indicate that hundreds of law firms, including some in or near Sutton Coldfield only execute a couple conveyances per annum.
Me and my partner are buying a apartment in Sutton Coldfield. It might be a silly question but how we can trust a solicitor? At some point we have to deposit our life savings into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am expecting a DIP from Santander this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Sutton Coldfield solicitors on the Santander conveyancing panel, or is it better to go independently?
You will need to appoint Sutton Coldfield solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
It is not clear whether my lender requires a lease extension. I have called my Sutton Coldfield building society branch on numerous occasions and was told it does not affect the mortgage offer and they would lend. My Sutton Coldfield conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the conveyancer is on the mortgage company approved list, she or he must follow the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The conveyancers who did the conveyancing in Sutton Coldfield 4 years ago are no longer around. What do I do?
Gone are the days when you need to have the physical original deeds to evidence that you are the registered proprietor of land or property, given that the Land Registry hold details of all registered land or property electronically.
How does conveyancing in Sutton Coldfield differ for newly converted properties?
Most buyers of new build or newly converted property in Sutton Coldfield approach us having been asked by the developer to exchange contracts and commit to the purchase even before the house is finished. This is because house builders in Sutton Coldfield typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Sutton Coldfield or who has acted in the same development.