I have given 2 months notice to my current landlord and must vacate my let out flat in Bournville by the end of next month. Conveyancing on my purchase is underway. Is it possible to complete in 4 weeks as I wish to avoid having to move into short term accommodation?

The normal practice is not to serve notice for your letting until exchange of contracts has taken place. If you have not previously done so, update to your lawyer and request that they chase the sellers lawyers, try to get a realistic time scale from them that everyone will work towards

I am in the process of mortgaging my flat in Bournville, does my lawyer have to be on the TSB Conveyancing panel?

There is nothing to stop you using your solicitor, but TSB will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

Will my lawyer be making enquiries regarding flooding as part of the conveyancing in Bournville.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Bournville. There are those who purchase a house in Bournville, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Conveyancers are not qualified to impart advice on flood risk, however there are a numerous checks that can be carried out by the buyer or by their lawyers which will figure out the risks in Bournville. The conventional set of completed inquiry forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the seller to determine if the property has historically flooded. In the event that the premises has been flooded in past which is not notified by the owner, then a buyer may commence a claim for damages as a result of such an inaccurate response. A purchaser’s lawyers will also carry out an enviro search. This will disclose if there is a recorded flood risk. If so, additional inquiries should be carried out.

How do I use the search app to choose a conveyancing lawyer in Bournville on the panel for my mortgage?

First select a lender such as Halifax, Norwich and Peterborough Building Society or Clydesdale then type in your location such as Bournville. Conveyancing practices in Bournville and further afield will then be shown.

I need to instruct a conveyancing solicitor for residential conveyancing in Bournville. I've discover a web site which looks to be the perfect answer If there is a chance to get all the legals completed via email that would be ideal. Do I need to be concerned? 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?