What advice do you have for sourcing value for money conveyancing in Codsall?

First ask the people you trust whom they would instruct.

Second, look on the internet for conveyancing in Codsall. Pick up the phone to two or three listed and request that they email you their conveyancing charges and discuss your needs with the solicitor who will handle your conveyancing prior tocommitting.

Third is to use this site to help you find the right solicitors taking into account your individual expectations including location,timings, complications and who the proposed lender is. Avoid the trap of appointing £100 conveyancing in Codsall

My god-son is about to exchange on a new build apartment in Codsall with a mortgage from Virgin Money. His solicitor has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

The document is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Virgin Money conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Virgin Money conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

is it true that all Codsall solicitors on the Skipton conveyancing panel are governed by the SRA?

As solicitors, in order to be on the Skipton conveyancing panel they would need to be overseen by the SRA. Many banks do allow licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.

I have a mortgage with Clydesdale for my property in Codsall. Conveyancing was finalised months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Clydesdale?

Your original mortgage agreement with Clydesdale will provide that you need their approval before renting your property as this is likely to be a breach of Clydesdale’s mortgage conditions. It may be that Clydesdale will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Clydesdale directly. You need not do this via a Clydesdale conveyancing panel solicitor.

I am selling my house. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Lloyds are being difficult. The Codsall solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?

It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Over the last few months I have been searching for a leasehold apartment up to £305k and identified one round the corner in Codsall I like with amenity areas and transport links in the vicinity, the downside is that it's only got 51 years on the lease. I can't really find anything else in Codsall suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you need a home loan the remaining unexpired lease term will likely be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.

I'm remortgaging my primary property to a buy to let mortgage with The Mortgage Works and I will use the rest of the raised equity as a down payment on another house. The neighborhood we are looking at is Codsall. Will your solicitors be able to act for both sets of banks and tie in the conveyances?

Make use of our search tool on this site to be sure that the lawyers are on the appropriate lender panels. On the basis that they are the solicitor should be able to connect the two transactions but you should have a chat with you solicitor and make clear your expectations and requirements.