Me and my wife are purchasing residence in Barnt Green. My property lawyer is not listed on the bank solicitor panel. Is it possible for me to appoint my Barnt Green conveyancing solicitor notwithstanding that they are excluded from the lender panel of approved conveyancing solicitors?

You have a couple of options open to you here

• Complete the deal with your existing Barnt Green solicitor but your mortgage company will need to retain a solicitor on their approved panel. The net result is additional fees and potential frustration.
• Get a fresh conveyancer to conduct the conveyancing, obviously checking they are on the mortgage company conveyancing panel.
• Convince your lawyer to attempt to join the mortgage company panel

We are aiming to move property in February. Should my conveyancing solicitor call the removal company on the completion day. On a separate note, can you put forward a removal company in Barnt Green. Conveyancing firm was organised before I stumbled across this website.

On the day of completion you will need to pick up the keys from the estate agent but this can only happen when the previous owners lawyers advise the agent that the monies to complete are in and the keys can be handed over. You can tell the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can assist you in choosing a residential property solicitor in Barnt Green or a legal practice with expertise in conveyancing in Barnt Green.

I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Barnt Green solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Barnt Green surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

My sealed bid on a detached house in Barnt Green has been agreed to, but there is a chain. The vendors have offered on a flat, but it’s not been accepted yet, and have viewings of other flats in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Barnt Green. What do I do now? At what stage do I apply for the mortgage with HSBC?

It is usual to have concerns where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of £1k, then valuation, Barnt Green conveyancing search charges, etc). The first thing to do is ensure that your conveyancing practitioner is on the HSBC conveyancing panel. Concerning the next stages this very much depends on the uniqueness of your transaction, motivation for the property and on the state of the market. During a rising market some buyers will apply for a home loan with HSBC and arrange for the valuation and only if it comes back ok would they pay their conveyancing practitioner to proceed with searches.

Will our conveyancer be making enquiries about flooding as part of the conveyancing in Barnt Green.

The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Barnt Green. There are those who purchase a house in Barnt Green, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Conveyancers are not qualified to give advice on flood risk, however there are a numerous checks that can be undertaken by the buyer or by their conveyancers which should give them a better understanding of the risks in Barnt Green. The standard information given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the owner to find out if the property has suffered from flooding. In the event that the property has been flooded in past which is not notified by the owner, then a buyer may issue a compensation claim as a result of such an incorrect response. A buyer’s lawyers should also order an enviro search. This will indicate if there is any known flood risk. If so, further inquiries will need to be initiated.

I am buying a new build flat in Barnt Green. Conveyancing is a frightening process 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 is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Barnt Green

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. 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. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

What makes your site different to other online quote calculators when it comes to conveyancing in Barnt Green?

At this site receive a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Barnt Green. As opposed to estate agents and many comparison sites we do not operate kick-back arrangements with solicitors. Some agents and online brokers 'recommend' solicitors that pays the highest per referral, not the best value conveyancing in Barnt Green