This question may be naive but I am wet behind the ears as FTB of a two bedroom flat in Dudley. Do I pick up the keys to the premises on the completion date from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in Dudley?

On the day of completion you will not be required to attend the conveyancers office in Dudley. Your solicitors will electronically transfer the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you should be able to receive the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.

I had a mortgage agreed in principle with RBS. Dudley conveyancing practitioners were instructed. How long does it take for RBS to send the offer to the property lawyer?

There is no definitive answer here. Have RBS completed the valuation? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I recently had an offer accepted on a house in Dudley. My mortgage broker pressured me to appoint their property lawyer. I paid an on account payment of £225. A couple of days later, the property lawyer called me sheepishly admitting that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I'm refinancing my current property to a BTL mortgage with Birmingham Midshires and I will use the ballance of the raised equity as a deposit on a second property. The location we are talking about is Dudley. Will your lawyers be able to act for the two banks and tie in the conveyances?

Do use our comparison tool on this page to be sure that the solicitors are approved by both banks. Assuming that they are your lawyer will be able to connect the two transactions but you should talk with you lawyer and communicate your desired outcome and requirements.

I am using a search engine for the term on line conveyancing in Dudley it shows results of many conveyancerslocally. With so much choice what is the best way to find the right property lawyer for purchase transaction?

The ideal way of seeking a suitable conveyancer is via trusted recommendation, so ask friends and family who have bought a property in Dudley or the local estate agent or financial adviser. Fees for conveyancing in Dudley vary, so it's sensible to request a minimum of four fee calculations from different solicitors. Dont forget to clarify that the fees are fixed.

I am hoping to exchange soon on a ground floor flat in Dudley. Conveyancing lawyers inform me that they will have a report out to me within the next couple of days. What should I be looking out for?

The report on title for your leasehold conveyancing in Dudley should include some of the following:

You should receive a copy of the lease Does the lease prohibit wood flooring? Specifying your legal entitlements in respect of the communal areas in the building.For instance, does the lease provide for a right of way over an accessway or hallways? Responsibility for repairing the window frames What remedies are open the freeholder should you are in breach of your lease terms?

Dudley Leasehold Conveyancing - Examples of Queries Prior to Purchasing

Make sure you investigate if there is anything that is prohibited in the lease. By way of example it is fairly common in Dudley leases that pets are not permitted in in a block in Dudley. If you like the apartmentin Dudley but your cat can’t make the move with you then you will be faced difficult choice. How much is the yearly service fee and ground rent? The prefered form of lease arrangement is if the freehold reversion is owned by the leaseholders. In this situation the tenants enjoy being in charge if their destiny and notwithstanding that a managing agent is often employed if it is bigger than a house conversion, the managing agent is directed by the tenants.

How easy is it to change a solicitor as I need to find a Dudley based conveyancer who is on the mortgage company conveyancing panel. How simple is it to change conveyancer?

If you haven't yet instructed a solicitor to do anything for you and have just received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Dudley that you're thinking of instructing.