Is the fact that my conveyancer in Belbroughton is not listed on my bank's conveyancing panel that there is a problem with the quality of the firm’s work?

It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a 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 solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Belbroughton conveyancing practice and ask them why they are no longer on the approved list for your lender.

I am buying a terraced house in Belbroughton. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?

Leaving aside the complexities and merits of DIY conveyancing in Belbroughton you will have to appoint a solicitor on your lender'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 Belbroughton.

My wife and I buying a 4 bedroom semi-detached house in Belbroughton. The intention is to carry out an extension to the side at the house.Will the conveyancing process involve checks to see if these alterations were previously refused?

Your property lawyer should review the deeds as conveyancing in Belbroughton will on occasion identify restrictions in the title documents which prevent categories of alterations or necessitated the permission of another owner. Some works call for local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.

Are all Belbroughton Conveyancing Quality Solicitors on the conveyancing list of approved firms?

Some major banks and building societies now use CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.

When it comes to mortgage companies such as , do Belbroughton have to pay a fee to be on the list of approved solicitors?

We are not aware of any bank fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

Despite weeks of looking the Title Certificate and documents to my house can not be found. The lawyers who conducted the conveyancing in Belbroughton 5 years ago no longer exist. What are my options?

You no longer need to have the physical original deeds to establish that you are the owner of your registered land or property, given that the Land Registry have everything they need in a digital format.

Our conveyancer in Belbroughton has uncovered a a problem with the lease for the flat we are purchasing in Belbroughton. The seller’s lawyers have offered title insurance as a solution. We are happy with insurance and will cover the costs. Our lawyer says that as he is on the lender conveyancing panel he must ensure that the lender is happy with this solution. Who is the client here, us or the mortgage company?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. A precondition to being on the mortgage company approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.