I am need of leasehold conveyancing for an apartment in a fairly new development (five years built) in Bilston and Bradley. The vast majority the properties are already sold. Is it really necessary to order local searches as part of conveyancing in Bilston and Bradley?

You are opening yourself up to an unnecessary risk in refusing to carrying out Bilston and Bradley conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would strongly advise in the strongest possible terms that your solicitor conducts them. If timings and expenses are top of your concerns you should consider with your conveyancer about the viability of search insurance

Will commercial conveyancing searches disclose impending roadworks that could impact a commercial estate in Bilston and Bradley?

Its becoming the norm that commercial conveyancing solicitors in Bilston and Bradley will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Bilston and Bradley. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Bilston and Bradley.

For each commercial conveyancing transaction in Bilston and Bradley it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Bilston and Bradley commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Bilston and Bradley.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Bilston and Bradley is the location of the property. What do you suggest?

Flying freeholds in Bilston and Bradley are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bilston and Bradley you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bilston and Bradley 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 property.

My husband and I are four weeks into a residential purchase having been referred to solicitors by the estate agent to perform conveyancing in Bilston and Bradley. I am am very dissatisfied with the quality of service. Could you help me find new lawyers?

A conveyancer would need to be very bad in order to consider diss instructing them. Has your mortgage been sent? If so you will need to inform them of the replacement lawyer and get the mortgage documents are issued to the new lawyers. Your solicitor ideally should be on the mortgage company approved list to avoid added costs and frustration. That should be your starting point. The search tool should assist you in finding a lender approved solicitor for your home move in Bilston and Bradley

My mother and father cant seem to find their Bilston and Bradley land registry title on the website. They recall that fifty years ago when they bought the house there were complications regarding Bilston and Bradley not being recognised in some systems.

Nearly all residences in Bilston and Bradley should appear. Have you tried a search to simply the postcode. Normally it should reveal all the houses and flats inside the postcode. Where recorded it will show up with a title number. Where they bought back in the 70’s it's conceivable it may be unrecorded. The property could still be revealed but with the title number identified as 'na'. In this scenario you will need to track down the original title documentation which may be with your parent’s mortgage company.