Our mortgage company has recommended solicitors on their panel based in Hednesford but I would rather choose a conveyancing lawyer in Hednesford local to me. Are you able to help?

It is by no means the case that all Hednesford conveyancing practices are approved and listed on all banks conveyancing panel. Please make the most of the above find an approved solicitor tool to identify a Hednesford conveyancing conveyancer on the on the lender panel.

I have been told that property searches are a common reason for delay in Hednesford house deals. Is this right?

The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays in the conveyancing process. Local searches are unlikely to be the root cause of delay in conveyancing in Hednesford.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Hednesford?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Hednesford. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I'm buying my first flat in Hednesford with a mortgage from Skipton Building Society. The builders would not move on the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not disclose to my conveyancer about this extras as it will affect my mortgage with the lender. Is this normal?.

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.

What are your top tips when it comes to finding a Hednesford conveyancing firm to carry out our lease extension conveyancing?

When appointing a conveyancer for your lease extension (regardless if they are a Hednesford conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with two or three firms including non Hednesford conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:

What are the legal fees for lease extension work? How many lease extensions have they carried out in Hednesford in the last 12 months?

Hednesford Conveyancing for Leasehold Flats - Sample of Queries before buying

The answer will be helpful as a) areas could result in problems for the building as the communal areas may start to deteriorate if services are not paid for b) if the leaseholders have a dispute with the managing agents you will need to have all the details Who are the managing agents? How many of the leaseholders are in arrears for their maintenance charge payments?