I am purchasing a victorian detached house in Hockley. Our aim is to an extension at the rear at the house.Will legal investigations on the property include enquiries to determine if these works were previously refused?

Your conveyancer should check the registered title as conveyancing in Hockley can on occasion reveal restrictions in the title documents which restrict certain changes or require the consent of another owner. Some additions require local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

Is it correct that all Hockley CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing panel?

It is true that some lenders now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.

I am currently in the process of buying my council flat in Hockley. I have a mortgage agreed with UBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.

I require fast conveyancing in Hockley as I am faced with pressure to sign on the dotted line within 2 weeks. A home loan is not required. Can I decline from having conveyancing searches to save fees and time?

As you are not obtaining a home loan you have the choice not to do searches although no lawyer would advise that you don't. Drawing on our experience of conveyancing in Hockley the following are instances of what can show up and therefore affect future mortgageability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Road Schemes,...

I got the keys to my home on 7 September and the transaction details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Hockley advises it would be dealt with inside ten days. Are properties in Hockley uniquely lengthy to register?

There is nothing unique about conveyancing in Hockley registration formalities. Rather than based on location, timeframes can vary subject to who lodges the application, whether there are errors and whether the Land registry have to notify any interested parties. As of today approximately three quarters of submission are fully dealt with within two weeks but occasionally there can be extensive delays. Registration occurs after the purchaser has moved in to the property thus post completion formalities is not usually an essential issue yet where it is urgent that the the registration takes place urgently then you or your lawyers should speak with the land registry and explain the circumstances.

I am purchasing my first flat in Hockley with a mortgage from Birmingham Midshires. The builders would not budge the amount so I negotiated 6k of fixtures and fittings instead. The property agent advised me not to tell my solicitor about the side-deal as it could impact my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Due to the guidance of my in-laws I had a survey completed on a house in Hockley prior to retaining solicitors. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some banks tend refuse to grant a mortgage on this type of house.

It varies from the lender to lender. Santander has different requirements for example to Nationwide. Should you wish to call us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Hockley. Conveyancing may be slightly more expensive based on your lender's requirements.