I am selling my house in Locks Heath and the EA has just e-mailed to warn that the buyers are swapping solicitor. I am told that this is due to the fact that the mortgage company will only engage with solicitors on their conveyancing panel. On what basis would a big named mortgage company only engage with certain solicitors rather the firm that they want to select for their conveyancing in Locks Heath ?

Mortgage companies have always had an approved set of law firms they are content to work with, but in the past few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.

Mortgage companies point to the increase in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any sway in the decision.

Last we completed a house move in Locks Heath. We have noticed several issues with the house which we suspect were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been ordered for conveyancing in Locks Heath?

The query is not clear as what problems have arisen and if they are specific to conveyancing in Locks Heath. Conveyancing searches and investigations initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a seller answers a form called a SPIF. If the information ends up being incorrect, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Locks Heath.

I am buying a new build apartment in Locks Heath. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Locks Heath

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are architect prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision.

In what way can the Landlord & Tenant Act 1954 impact my commercial premises in Locks Heath and how can you help?

The 1954 Act provides a safeguard to business tenants, giving them the a statutory right to make a request to court for a continuation of occupancy when the lease comes to an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and handle your commercial conveyancing in Locks Heath

Can you suggest a for buying a bungalow? Ideally someone in Locks Heath, who will contact me via email - not someone who insists on a letter in the post or fax.

The purpose of this site is limited to being a directory service for who wish to be listed as being on the approved conveyancing panel for in certain locations for instance Locks Heath . We dont recommend any particular .