It has come to my attention via my lender that my Birmingham property lawyer is not on the lender Solicitor panel. What can I do to be certain that this is indeed the case?

You need to call your Birmingham conveyancer. You lawyer should advise you what has happened. Where they are not on the panel they may be able to suggest a Birmingham conveyancing practice that is on the approved list of lawyers for your mortgage company.

We previously chose conveyancers with offices in Birmingham on the Barclays solicitor approved list. They have just billed me a further amount for dealing with the Barclays mortgage. Is this an additional conveyancing fee specified by Barclays?

As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner may levy a fee for this. The charge is not dictated by Barclays but by your Birmingham property lawyer. Some firms on the Barclays panel will charge an ‘acting for lender’ fee and others do not.

It is unclear whether my lender requires a lease extension. I have telephoned my Birmingham building society branch on a couple of occasions and was told it does not impact the mortgage offer and they will lend. My Birmingham conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they will not lend in accordance with their specific requirements. I have no idea who is right.

As long as the property lawyer is on the lender approved list, she or he must follow the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Birmingham solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland 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 Birmingham 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.

About to purchase a new build flat in Birmingham. Conveyancing is daunting 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 legal work.

Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Birmingham

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. 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.

I am downsizing from my house. My former conveyancers closed down. I am in need of a recommendation of a conveyancing firm. Im based in Birmingham if that makes a difference.

Do use our search tool to help you choose a solicitor for your conveyancing in Birmingham. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.

I need to appoint a conveyancing solicitor for leasehold conveyancing in Birmingham. I have land on a web site which looks to be the perfect solution If it is possible to get all the legals completed via email that would be ideal. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?