Please explain the implications if my solicitor is removed from the Virgin Money Solicitor panel ahead of completing my conveyancing in Birmingham?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

Do commercial conveyancing searches reveal planned roadworks that could impact a commercial property in Birmingham?

Many commercial conveyancing solicitors in Birmingham will execute a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Birmingham. 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 Birmingham.

For each commercial conveyancing transaction in Birmingham it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Birmingham commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Birmingham.

I am purchasing a new build house in Birmingham benefiting from help to buy. The sellers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not inform my lawyer about the extras as it will adversely affect my loan with the bank. Is this normal?.

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've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a simple, chain free conveyancing. Birmingham is the location of the property. Is there any advice you can give?

Flying freeholds in Birmingham are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Birmingham you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Birmingham may decide 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.

We're FTB’s - had an offer accepted, yet the agent informed us that the owners will only proceed if we appoint the agent's preferred solicitors as they need an ‘expedited deal’. We would rather use a local conveyancer who is accustomed to conveyancing in Birmingham

We suspect that the owner is unaware of this ultimatum. If they require ‘a quick sale', alienating a genuine purchaser is not the way to achieve this. Bypass the agents and go straight to the owners and make sure they understand (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you intend to appoint your preferred Birmingham conveyancing firm - not the ones that will earn the negotiator at the agency a kickback or achieve conveyancing figures demanded by head office.