FAQs : The Birmingham Midshires Solicitor Panel
from members of the public
I need to swap lawyers as my lawyer is not on the Birmingham Midshires panel of conveyancing solicitors. How easy is it to change conveyancer?
If you haven't yet instructed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer you're considering.
We are getting closer to an exchange and my mum and dad having sent the 10% deposit to my lawyer. I am now advised that as the deposit has not come from me my lawyer needs to disclose this to my lender Birmingham Midshires. I am advised that, being on the Birmingham Midshires conveyancing panel and acting on their behalf he must inform Birmingham Midshires if the balance of the mortgage advance is not just from me. I informed the bank about my parent’s contribution when I applied for the home loan so is it really necessary for this now to be an issue?
Your lawyer is obliged to check with Birmingham Midshires to make sure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only report this to Birmingham Midshires if you agree, failing which, your lawyer must cease to continue acting.
I note that you have a post code search directory identifying law firms on the Birmingham Midshires conveyancing panel. Do firms pay you a referral fee if I appoint them for my own conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the Birmingham Midshires conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint.
My aunt passed away 10 months ago and as sole heir and executor was left the property. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Birmingham Midshires , pay off the mortgage etc. Is this possible?
If you intend to re-mortgage then Birmingham Midshires will insist on your using a conveyancer on the Birmingham Midshires conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Birmingham Midshires conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Birmingham Midshires mortgage is registered as a charge at the Land Registry.
Do most lenders operate their own panel of solicitors?
Many lenders do operate a restricted conveyancing panel but a lot of lenders allow any solicitors to join their panel so long as they meet their criteria. Each lender sets their own criteria. For example the Birmingham Midshires conveyancing panel requirements are different to Birmingham Midshires’s conveyancing panel requirements.
I am buying a property where the roof has a solar panel. Birmingham Midshires have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Birmingham Midshires your lawyer must to check the Birmingham Midshires conveyancing instructions contained in the Part of CML Handbook for Birmingham Midshires . The CML Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to Birmingham Midshires where a lease does not meet these requirements. The requirements relate to the installation of panels on properties in England and Wales. The CML are developing guidance for Northern Ireland and Scotland.
We are are acquiring a garden flat in Hendon. Conveyancing solicitors in Hendon will soon beretained. My agentadvised that we enquire that the property lawyer in Hendon is on the Birmingham Midshires list of approved conveyancing firms. Surely I don't need to do this, do I?
Not all Hendon conveyancing solicitors are on the Birmingham Midshires conveyancing panel. 8 people a month use our search tool to find a
Hendon conveyancing solicitor on the on the Birmingham Midshires list of approved conveyancing firms.