I am need of leasehold conveyancing for an apartment in a fairly new development (seven years old) in Blakenhall. The vast majority the properties have already been occupied. Do I need carry out the conveyancing searches as part of conveyancing in Blakenhall?

You are opening yourself up to an unnecessary risk in not carrying out Blakenhall 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 without a mortgage there is no legal necessity to have them, but we would strongly advise in no uncertain terms that your conveyancer conducts them. If accelerating the process and expenses are top of your concerns you should consider with your solicitor about the possibility of search insurance

Should our solicitor be raising questions about flooding during the conveyancing in Blakenhall.

The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Blakenhall. There are those who buy a house in Blakenhall, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Solicitors are not best placed to give advice on flood risk, but there are a various checks that can be initiated by the buyer or by their conveyancers which will give them a better appreciation of the risks in Blakenhall. The conventional set of information supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the vendor to determine if the premises has suffered from flooding. If flooding has previously occurred and is not notified by the vendor, then a purchaser may bring a legal claim for losses resulting from an misleading answer. A purchaser’s lawyers should also commission an environmental search. This should reveal if there is a recorded flood risk. If so, more detailed investigations should be made.

Due to the guidance of my in-laws I had a survey completed on a house in Blakenhall ahead of retaining solicitors. I have been informed that there is a flying freehold element to the house. My surveyor advised that some banks will refuse to issue a loan on such a premises.

It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. If you e-mail us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Blakenhall. Conveyancing will be smoother if you use a solicitor in Blakenhall especially if they are accustomed to such properties in Blakenhall.

My brother has urged me to use his conveyancing solicitors in Blakenhall. Should I find my own conveyancer?

No doubt the best way to choose a conveyancing practitioner is to have recommendations from friends or relatives who have experience in using the firm that you are considering.

What are my options where I am unhappy with the lawyer who handled our conveyancing in Blakenhall?

We live in an imperfect world, and is is a fact of life that sometimes matters do not go as planned. That being said there is recourse where you were not happy with your conveyancing in Blakenhall. This varies from trying to resolve matters directly with them, through to reporting a property lawyer to their regulator. If things still aren’t sorted out you may consider enlisting the help of the Legal Ombudsman.