Me and my partner are buying a 2 bedroom flat in Wolverley with a mortgage. We would like to retain our Wolverley conveyancer, but the lender says she’s not on their "panel". We have to appoint one of the mortgage company panel firms or retain our Wolverley lawyer and pay for one of their panel lawyers to represent them. This feels very unfair; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Wolverley conveyancing solicitor to apply to be on the conveyancing panel.

I'm purchasing my first flat in Wolverley with the aid of help to buy. The sellers refused to move on the amount so I negotiated £7000 of additionals instead. The property agent advised me not reveal to my solicitor about the deal as it would jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am downsizing from my property. My previous lawyers closed down. I am in need of a recommendation of a conveyancing firm. I happen to live in Wolverley if that makes a difference.

Please use our search tool to help you choose a solicitor for your conveyancing in Wolverley. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.

We're novice buyers - had an offer accepted, yet the agent has warned us that the seller will only move forward if we instruct their chosen conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a family solicitor who is accustomed to conveyancing in Wolverley

We suspect that the owner is not behind this requirement. Should the owner require ‘a quick sale', taking such a hostile approach to a genuine buyer is not the way to achieve this. Try to communicate with the vendors directly and explain that (a)you are motivated purchasers (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you intend to use your own,trusted Wolverley conveyancing firm - rather thanthe ones that will give their estate agent a kickback or hit his conveyancing thresholds demanded by head office.

Estate agents have just been given the go-ahead to market my 2 bed apartment in Wolverley. Conveyancing has not commenced, however I have just had a yearly service charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should pay the service charge as you normally would as all ground rent and service payments will be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I acquired a 1 bedroom flat in Wolverley, conveyancing formalities finalised 4 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Wolverley with an extended lease are worth £185,000. The ground rent is £65 per annum. The lease runs out on 21st October 2084

With just 60 years unexpired we estimate the price of your lease extension to range between £20,000 and £23,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.