I am buying a property for cash in Balsall Heath. I have been living for the last Seventeen years in Balsall Heath. Conveyancing searches are a lot of money. Given that I know the area and road intimately must I have all the conveyancing searches?

In the absence of a home loan, then almost all of the Balsall Heath conveyancing searches are at your discretion. Your conveyancer will try and steer you, no-doubt strongly, that you should have searches carried out, but she has a professional duty to do this. Do take into account; if you are going to dispose of the house in the future, it could be of relevance to your future purchaser what the searches contain. On occasion houses with day to day issues can still show up unpredicted search results. A competent conveyancing solicitor in Balsall Heath should be able to give you some helpful guidance concerning this.

I am purchasing my first flat in Balsall Heath with the aid of help to buy. The sellers refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not disclose to my conveyancer about the extras as it could affect my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Balsall Heath is where the house is located. Can you shed any light on this issue?

Flying freeholds in Balsall Heath are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Balsall Heath you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Balsall Heath may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

How easy is it to swap solicitor as I need to appoint a firm on the Halifax conveyancing list. I had appointed a family conveyancing solicitor in Balsall Heath five minutes from me but the firm is not approved by Halifax

We will our best to assist in finding you a conveyancing solicitor in Balsall Heath on the Halifax panel. Please note that the property lawyers that we list do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Balsall Heath. Using the find a conveyancing solicitor tool on this website, you can compare fees for conveyancing solicitors in Balsall Heath and throughout England and Wales.

My husband and I are FTB’s - agreed a price, but the property agent advised that the seller will only go ahead if we use the agent's recommended lawyers as they want a ‘quick sale’. Our preferred option is to instruct a local solicitor accustomed to conveyancing in Balsall Heath

We suspect that the seller is not behind this ultimatum. Should the owner desire ‘a quick sale', turning down a serious buyer is is going to put the whole deal at risk. Avoid the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are ready to progress, with finances in place © you are chain free (d) you intend to proceed fast (e)however you intend to use your preferred Balsall Heath conveyancing solicitors - not the ones that will earn their negotiator at the agency a introducer fee or hit his conveyancing thresholds demanded by HQ.