My Plasmarl solicitor has spotted a discrepancy between the information in the valuation survey and what is revealed within the legal papers for the property. My lawyer informs me that he must check that the bank is happy with this discrepancy and is content to go ahead. Is my solicitor’s course or action legitimate?

Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

My mortgage company has recommended a law firm on their panel based in Plasmarl but I would rather choose a conveyancing lawyer in Plasmarl local to me. Can you help?

It is by no means the case that all Plasmarl conveyancing solicitors are approved and listed on all banks conveyancing panel. Use the above find an approved solicitor tool to choose a Plasmarl conveyancing conveyancer on the on the mortgage company panel.

This question may be naive but I am unseasoned as a 1st time buyer of a garden flat in Plasmarl. Do I collect the keys to the property on the completion date from my lawyer? If this is the case, I will find a High Street conveyancing solicitor in Plasmarl?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the vendor’s solicitors, and once they have received this, you should be called to pick up the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.

Is it the case that all Plasmarl CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing list of approved practices?

It is true that some lenders now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.

We have a mortgage agreed in principle with HSBC. Plasmarl conveyancing practitioners have been instructed. How long does it take for HSBC to send the offer to the lawyer?

There is no definitive answer here. Have HSBC done the survey? Have you informed HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am buying a new build apartment in Plasmarl. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Plasmarl

Please confirm the Lease plans are architect prepared. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants. 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.

Are there any apps to help identify a Plasmarl law firm on the Birmingham Midshires conveyancing panel? I am a keen cyclist and am willing to travel upto 25miles to meet the lawyer.

You can use the search on this website. Please pick a lender and your location and you will see a number of Plasmarl conveyancing lawyers located nearest you. We have listed some Plasmarl conveyancing firms towards the end of this page and you can ring them to see if they are on the Birmingham Midshires member panel