My wife and I are intending to acquire a 3 bedroom apartment in Kings Norton with a mortgage. We like our Kings Norton conveyancer, but the bank advise she’s not on their "panel". It seems we have no option but to select one of the mortgage company panel solicitors or keep our Kings Norton solicitor as well as pay for one of their panel firms to act for them. This seems very unfair; are we not able to demand that the lender use our Kings Norton solicitor ?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Kings Norton conveyancing solicitor to apply to be on the conveyancing panel.

Do commercial conveyancing searches disclose proposed roadworks that may impact a commercial estate in Kings Norton?

Its becoming the norm that commercial conveyancing solicitors in Kings Norton will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Kings Norton. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Kings Norton.

For each commercial conveyancing transaction in Kings Norton it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Kings Norton commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Kings Norton.

I am purchasing a new build house in Kings Norton with a loan from Chelsea Building Society. The builders would not budge the price so I negotiated £7000 of additionals instead. The estate agent suggested that I not reveal to my lawyer about the extras as it would affect my loan with the bank. Should I keep quiet?.

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've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Kings Norton is where the house is located. Is there any advice you can impart?

Flying freeholds in Kings Norton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Kings Norton you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kings Norton 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.

I am downsizing from my house. My past solicitors have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Kings Norton if that affects matters.

You should use our search tool to help you find a solicitor for your conveyancing in Kings Norton. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.