My fiance’s uncle is a solicitor. I hope that I'll be able to get friends and family rates for conveyancing, but if not, what level of figure would I typically be looking at for conveyancing in Kings Heath?

It’s advisable to request multiple conveyancing quotes. Do use our comparison tool on this site. Whilst fees may vary but service levels do are distinct between law firms as is true with the vast majority of professional services.

We are due to move house in April. Will my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you suggest a removal company in Kings Heath. Conveyancing firm was found before I stumbled across this site.

On the day of completion you will need to pick up the keys from the selling agent however this should only take place once the previous owners solicitors advise the agent that the monies to complete are in and the keys can be collected. Subsequently you will need to advise the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can assist you in finding a conveyancing in Kings Heath or a solicitor that specialises in conveyancing in Kings Heath.

I have paid off my mortgage with Virgin Money. I assume I don't need a Kings Heath conveyancing practitioner on the Virgin Money panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Virgin Money has sent the Land Registry the discharge electronically, and
3. Virgin Money has instructed the Land Registry to do so

Santander have agreed my mortgage in principle, my offer on a flat in Kings Heath has been accepted, what are the next steps?

The property agent will want to know who your solicitors are (make sure the lawyers are on the lender’s panel). Telephone Santander or your financial adviser and finish off any relevant documentation. Santander will appoint a valuer who will get in contact with the selling agent or seller to schedule an appointment. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. Santander will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Kings Heath.

Will my solicitor be raising enquiries concerning flooding as part of the conveyancing in Kings Heath.

Flooding is a growing risk for conveyancers conducting conveyancing in Kings Heath. There are those who buy a property in Kings Heath, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Conveyancers are not qualified to impart advice on flood risk, however there are a number of checks that may be initiated by the buyer or by their solicitors which can give them a better appreciation of the risks in Kings Heath. The standard property information forms given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual question of the seller to determine whether the premises has suffered from flooding. In the event that flooding has previously occurred and is not notified by the vendor, then a buyer may commence a legal claim for losses as a result of such an inaccurate answer. A purchaser’s lawyers will also conduct an enviro report. This should indicate whether there is any known flood risk. If so, additional inquiries should be initiated.

I am buying a new build house in Kings Heath with a mortgage from Chelsea Building Society. The builders would not move on the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not reveal to my conveyancer about this extras as it could affect my loan with Chelsea Building Society. 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.

I need to appoint a conveyancing solicitor for freehold conveyancing in Kings Heath. I have stumble upon a site which appears to be the ideal answer If it is possible to get all formalities done via web that would be ideal. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?