Ready to buy a new home? Failing to check that a lawyer is on the Birmingham Midshires list of approved solicitors can put your transaction at risk of delay or failure.
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Conveyancing Panel
FAQs : The Birmingham Midshires Conveyancing Panel
Is the fact that my solicitor is not isted on the Birmingham Midshires Solicitor panel that there is a problem with the standard of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the firm and ask them why they are no longer on the approved list for Birmingham Midshires.
Can you help?. For no fault of my lawyer but, the conveyancing for my house purchase has been going on for months. The Local Authority Search from Birmingham Midshires was issued random date and we have agreed a date for me to move into the property on 6 months + 3. My solicitor says that as she is on the Birmingham Midshires conveyancing panel she needs to redo the searches as they are now out of date.
One of the many conditions to being on the Birmingham Midshires approved panel is to comply with the CML Handbook requirements (last updated for this lender on Birmingham Midshires)which specifies that a local authority search be not more than 6 months old. You should nevertheless ask your lawyer to check whether something called ‘search validation’ indemnity insurance is acceptable to Birmingham Midshires.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the Birmingham Midshires conveyancing panel. My lawyer has said that they are on the Birmingham Midshires approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the Birmingham Midshires conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the Birmingham Midshires solicitor panel.
We're in Wales, FTBs buying with a mortgage (lender is Birmingham Midshires , but our solicitor is on the Birmingham Midshires conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Birmingham Midshires conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a time-frame for your conveyancing due to third parties outside of our control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain
Are all Conveyancing Quality Solicitors on the Birmingham Midshires conveyancing panel?
Some major banks and building societies now use CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
We were going to get a DIP from Birmingham Midshires this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc).Do the Birmingham Midshires recommend a solicitor on the Birmingham Midshires conveyancing panel, or is it better to find our own lawyer
You will need to appoint solicitors independently although you'll need to choose one on the Birmingham Midshires conveyancing panel. The solicitor represents both you and the Birmingham Midshires through the process.
Intending to buy a house with a mortgage with Birmingham Midshires. I have received an online quote from a licensed conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Birmingham Midshires conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that they are on the Birmingham Midshires conveyancing panel