My aunt informed me that in buying a property in Brownhills there could be a number of restrictions limiting what one can do in terms of external changes to the property. Is this right?

There are a number of properties in Brownhills which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Brownhills should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We are buying a 3 bedroom semi in Brownhills. We would like to carry out a loft conversion at the property.Will the conveyancing process involve investigations to determine if these works are allowed?

Your conveyancer will check the registered title as conveyancing in Brownhills can on occasion identify restrictions in the title deeds which prohibit certain works or require the consent of another owner. Certain additions require local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.

I am expecting a AIP from Lloyds this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Brownhills solicitors on the Lloyds conveyancing panel, or is it better to go independently?

You will need to appoint Brownhills solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.

Various internet forums that I have come across warn that are the number one cause of hinderance in Brownhills conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances in the conveyancing process. Searches are not likely to feature in any holding up conveyancing in Brownhills.

Just had an offer accepted on a new build apartment in Brownhills. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Brownhills

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. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

In what way does the Landlord & Tenant Act 1954 impact my business premises in Brownhills and how can your lawyers assist?

The 1954 Act affords protection to commercial tenants, giving them the legal entitlement to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act for protection and help with commercial conveyancing in Brownhills

My work colleague mentioned that when choosing a conveyancing solicitors they need approved by your mortgage company. It happens to be my first house move but I have an offer in principle via Virgin Money and I already have a local conveyancing lawyer in Brownhills on standby. Can Santander need an approved conveyancer to be selected? Does a directory of approved firms even exist so I can choose a conveyancing solicitor in Brownhills?

You should use a solicitor that is on the Santander panel. Simply call your chosen Brownhills conveyancing solicitor to check if they are on the Santander panel. If they are not on the panel you have numerous alternatives open to you here:

• Carry on with your existing Brownhills lawyer but Santander will need to retain a conveyancing practitioner on their conveyancing panel. The net result is additional charges together with likely interruption.
• Get a fresh solicitor to act in the purchase, making sure they are on the Santander conveyancing panel.
• Convince your conveyancing practitioner to pull out all the stops to join the Santander panel of solicitors.