Birmingham Midshires Conveyancing Panel Recently Asked Questions from members of the public
My financial adviser has has requested my law firm’s panel member for the Birmingham Midshires conveyancing panel. What is the best way to find this out. I have contacted my local Birmingham Midshires branch but they have not responded to me.
Have you tried speaking to your lawyer about this?. A law firm is likely to keep a file or database of lender panel information which would include, if applicable their conveyancing panel details for Birmingham Midshires.
My lawyer has identified a discrepancy when comparing the surveyor’s assumptions in Birmingham Midshires’s home valuation report and what is revealed within the legal papers for the property. My solicitor says that as he is on the Birmingham Midshires conveyancing panel he is duty bound to check that the lender is OK with this discrepancy and is still content to lend. Is my solicitor’s course or action right?
A precondition to being on the Birmingham Midshires approved panel is to comply with the CML Handbook requirements (last updated for this lender on Birmingham Midshires) 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.
Do all the firms listed on your directory have online case tracking as I understood that this was a condition of being on the Birmingham Midshires conveyancing panel?
No. There is no CML Part 2 or Building Society Association requirement relating to online case tracking. Some law firms operate such technology and some don't.
I would like to get my former partner taken off the mortgage deeds. Can Birmingham Midshires really tell me which solicitor I can or can not instruct?
You can use any solicitor you like but Birmingham Midshires then has the right to appoint a different solicitor to act for them at your expense. It might be more cost effective and quicker to instruct a lawyer who is on the Birmingham Midshires solicitors panel
is it true that all solicitor practices on the Birmingham Midshires conveyancing panel regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Birmingham Midshires conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers (CLC).
Can I be sure that the solicitor on the Birmingham Midshires panel is any good?
seeking recommendations is a good start. Before you go ahead check if they offer a no sale no fee offer. Also you often get what you pay for - a firm which quotes more will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor handling your conveyancing
My ex -wife’s name is on the Birmingham Midshires mortgage of my property but not on the land registry. The apartment was transferred to me on our divorce many years ago by way of a sealed court order. Does my ex still have a say on the sale even though the land registry showing the property in my name alone? Will I be required to take her name of the Birmingham Midshires mortgage in order to sell?
In terms of the Birmingham Midshires mortgage, it is unusual that your ex-wife’s name remains on the mortgage but not on the title. It is conceivable that this is an oversight on the part of your conveyancers to ensure that her name was removed or even an administrative error on the part of Birmingham Midshires in failing to update their data. In any event, it should cause difficulty providing her name no longer appears on the Land Registry title and you have a court order ordering that the property is transferred to you.