We wanted to use a conveyancing solicitor in Bryn Y Baal for our home move. Our financial adviser informed us that our bank Birmingham Midshires won't deal with them. Why is this not regarded as unfair competition?

A mortgage company will direct that an approved conveyancer act for it. Borrowers are liable to meet the cost of this. Try using our tool to select a solicitor to carry conveyancing in Bryn Y Baal on the Birmingham Midshires member panel.

We are due to move home in November. Will my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you suggest a removal company in Bryn Y Baal. Conveyancing solicitor was chosen before I stumbled across this website.

On the afternoon of completion you will need to collect the house keys from your estate agent however this should only happen once the previous owners lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you can advise the removal men that they can start moving you in. We do not recommend a particular removal organisation but can help you locate a conveyancing in Bryn Y Baal or a lawyer that specialises in conveyancing in Bryn Y Baal.

Completion of my purchase has taken place for my property in Bryn Y Baal. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I was told three weeks ago that my mortgage has been agreed to by Nationwide. Is it usual for Nationwide to only issue the offer once my solicitor in Bryn Y Baal is approved on their conveyancing panel? Nationwide have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.

My wife and I have a semi-detached Edwardian property in Bryn Y Baal. Conveyancing lawyer acted for me and Nottingham Building Society. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold with the exact same address. I'd like to know for sure, how can I find out??

You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bryn Y Baal and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing practitioner who completed the work.

I'm purchasing my first flat in Bryn Y Baal benefiting from help to buy. The sellers would not budge the amount so I negotiated 6k of extras instead. The estate agent told me not disclose to my conveyancer about this deal as it could affect my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Bryn Y Baal is where the house is located. Is there any guidance you can give?

Flying freeholds in Bryn Y Baal are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bryn Y Baal you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bryn Y Baal may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.