We are purchasing a property and require a conveyancing solicitor in Great Barr who is on the TSB conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for TSB . We don't recommend any particular firms conducting conveyancing in Great Barr.

I'm buying a new build house in Great Barr with a loan from Barclays . The developers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The property agent told me not inform my lawyer about this deal as it could adversely affect my loan with Barclays . Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Great Barr is where the house is located. What do you suggest?

Flying freeholds in Great Barr are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Great Barr you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Great Barr may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

In my capacity as executor for the estate of my uncle I am disposing of a house in Neath but live in Great Barr. My lawyer (who is 300 kilometers awayhas requested that I sign a stat dec prior to the transaction finalising. Can you recommend a conveyancing lawyer in Great Barr who can attest this legal document for me?

strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are Great Barr based

Last April I purchased a leasehold house in Great Barr. Do I have any liability for service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I inherited a ground floor flat in Great Barr, conveyancing was carried out 5 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Great Barr with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease comes to an end on 21st October 2090

You have 65 years left to run we estimate the premium for your lease extension to be between £13,300 and £15,400 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.