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Birmingham Midshires Conveyancing Panel : Questions and Answers
Much to my surprise I have been told by my broker that my property lawyer is not on the Birmingham Midshires Solicitor panel. How can I be sure that this is correct?
The best course of action for you to take is to contact your lawyer directly. You lawyer should advise you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for Birmingham Midshires.
My fiance and I changing mortgage lender for our maisonette with Birmingham Midshires. We have a son 19 who lives with us. The solicitor on the Birmingham Midshires conveyancing panel requested us to identify anyone over the age of 17 other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the apartment is forfeited by the lender. I have two questions (1) Is this document specific to the Birmingham Midshires conveyancing panel as he did not need to sign this form when we remortgaged 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Birmingham Midshires .This is solely used to protect the Birmingham Midshires if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave.
It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Birmingham Midshires had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
How up to date is your database of lawyers on the Birmingham Midshires conveyancing panel? Do Birmingham Midshires send you an updated list?
The law firm practices themselves provide us confirmation that they are on the Birmingham Midshires conveyancing panel as opposed to being supplied with a list from Birmingham Midshires directly.
My house is up for sale and I have a buyer. Does my solicitor have to be on the Birmingham Midshires conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Birmingham Midshires conveyancing panel they can still act for you on your sale. it might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
Is the case that all CQS (Conveyancing Quality Scheme) solicitors on the Birmingham Midshires conveyancing panel?
A selection of banks and building societies now use CQS as the starting point for Panel approval such as HSBC and Santander. 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.
I was thinking of purchasing my friend’s property. Assuming we can agree a figure, what’s the best way to proceed? I hope to get a mortgage with Birmingham Midshires. Is it possible to avoid using solicitors to save on the costs? My father said that years ago it was possible to take the documents into the local Land Registry office and they did the rest
If you are getting a mortgage with Birmingham Midshires involved you will need to appoint a solicitor on the Birmingham Midshires conveyancing panel. We would not encourage you to both use the same solicitors' firm. There are clear conflict of interest issues and it's not going to make a huge difference to the speed of the overall process. So as not to hold things us you should pass on your solicitors details to Birmingham Midshires. Feel free to use our search tool to look for a licensed conveyancer or solicitor on the Birmingham Midshires conveyancing panel.
I'm spending time viewing apartments and now considering a potential offer. Is it best to have a conveyancer on ‘stand by’? I will be getting a home loan with Birmingham Midshires
It would be sensible to have your start your search soon rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on the the EA. As you are getting a mortgage with Birmingham Midshires , ask your prospective lawyers check they are on the Birmingham Midshires conveyancing panel otherwise they can't do the mortgage legal work.
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Transfer of Equity for Birmingham MidshiresPlease note that Lexsure Ltd is in no way associated with nor affiliated with Lexsure Solicitors