I have given 8 weeks notice to my current landlord and have to vacate my let out flat in Kings Heath by the end of next month. Conveyancing on my purchase is progressing. Can I complete in a couple of weeks as I wish to avoid having to move into temporary accommodation?

It is unwise to provide notice on a rental until you have exchanged. If you have not previously done so, contact to your solicitor and urge them to they cajole the owners side, try to get a realistic time scale from them that everyone will aim towards

We note that you have a search directory listing firms on the RBS conveyancing panel. Do firms pay you a referral fee if I appoint them for our own conveyancing in Kings Heath?

We are a listing service only for law firms wishing to communicate if they are on the RBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Kings Heath.

I'm in the process of viewing houses in Kings Heath and I am about to put in an offer. Is it too early to have a solicitor in place? I am planning to take a home loan with Santander.

You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. As you are taking out a mortgage with Santander, make sure you remember to check that your lawyer is on the Santander conveyancing panel.

I am selling my house. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Kent Reliance are being difficult. The Kings Heath solicitor who is on the Kent Reliance conveyancing panel is recommending indemnity insurance as a solution but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?

It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.

My offer on a semi in Kings Heath has been agreed to, but there is a chain. The sellers have put an offer on on an apartment, but it’s not yet agreed to, and are looking at other apartments in the pipeline. I have instructed a nearby conveyancing solicitor in Kings Heath. What should be my next step? At what point do I apply for the mortgage with Yorkshire BS?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of £1k, then valuation, Kings Heath conveyancing search fees, etc). The first thing to do is check that your conveyancing practitioner is on the Yorkshire BS approved list. As to the next steps this very much dictated by the uniqueness of your case, motivation for the property and on the state of the market. During a rising market some purchasers will apply for a home loan with Yorkshire BS and arrange for the valuation and only if it comes back ok would they pay their solicitor to press on with searches.

I have justbeen informed that Wolstenholmes have been shut down. They conducted my conveyancing in Kings Heath for a purchase of a leasehold flat 10 months ago. How can I be sure that the property is not still registered in the name of the previous owner?

The quickest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Kings Heath conveyancing specialists.

The property lawyers carrying out our conveyancing in Kings Heath has sent papers to review that reveal that the land is unregistered with epitome documents. Surely all property in Kings Heath are registered?

It is a rare occurrence indeed to find property in Kings Heath to be unregistered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Plenty of Kings Heath conveyancing lawyers will be able to handle this type of conveyancing but where uncertainty reigns the usual advice these days appears to be for the seller’s conveyancer to register it first and subsequently sell - this no doubt cause a significant delay.