I do hope you can help me. My Bournville solicitor is informing me me that he is legally obliged toconduct Bournville conveyancing searches resulting from the fact thatthe firm are on the HSBCconveyancing panel. Do I not have any say here?

Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Bournville conveyancing searches.

Can you clarify what the consequences are if my solicitor is suspended from the Bank of Ireland Conveyancing panel ahead of completing my conveyancing in Bournville?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Bournville?

There are two types of lawyers who can perform conveyancing in Bournville namely CLC regulated conveyancers or solicitors. Both professionals handle the legal services that required to complete the disposal or purchase of property. Both are required to handle Bournville conveyancing on similar quality and guidelines so you may be sure that your conveyancing will be professionally carried out and that all necessary procedures will be appropriately followed.

I have a mortgage with Nottingham for my property in Bournville. Conveyancing has been completed months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nottingham?

Nottingham must be informed of your intention before renting your property as this is likely to be a breach of Nottingham’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. You need not do this via a Nottingham conveyancing panel solicitor.

Completion of my purchase has taken place for my property in Bournville. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

Just had an offer accepted on a new build flat in Bournville. Conveyancing is daunting 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 conveyancing.

Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Bournville

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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I am buying a maisonette and cash is in place. My solicitor has been given with 2 distinct proof of photographic identification, bank statement, endless utility bills. Now he requires a copy from a probate lawyer advising that the funds are in order and that it has come from inheritance and not via illegitimate means.

In today’s world you will not be able to complete any Bournville conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Evidence of your source of funds is required under Money Laundering laws.