It has taken forever and a day but a mortgage offer from Nationwide for the refinancing of my 4 room flat is to be issued any day now. Can you suggest a cheap conveyancing solicitor in Lickey End?

You have come to the wrong place to search for the lowest fares for conveyancing in Lickey End. We can offer you excellent value conveyancing but we do not advertise as being the cheapest. Resist the temptation to appoint brokers enticing you with ninety nine pound conveyancing in Lickey End. In your best case scenario, in deciding on low cost conveyancing, you will get your money’s worth and at worst you will end up being stung for additional fees and still not end up with the service expected.

The Lickey End conveyancing solicitors that I appointed last week on my house acquisition in Lickey End have without warning closed. I chose them because I needed a firm on the Bank of Ireland conveyancing panel and my preferred Lickey End lawyer was not. I paid them 275 plus VAT on account. What should be my next steps?

If you have an estate agent involved then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Bank of Ireland conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.

I'm buying my first flat in Lickey End benefiting from help to buy. The sellers refused to move on the amount so I negotiated £7000 of extras instead. The sale representative suggested that I not to tell my conveyancer about this deal as it could impact my loan with HSBC Bank. 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.

Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one close by in Lickey End I like with a park and transport links nearby, however it's only got 61 years unexpired on the lease. I can't really find anything else in Lickey End suitable, so just wondered if I would be making a mistake purchasing a short lease?

If you need a home loan the remaining unexpired lease term may be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.

My business partner and I are wishing to take over a lease of a shop on a shopping parade. Can you recommend solicitors offering no-sale-no charges for commercial conveyancing in Lickey End for below 1500k?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Lickey End, including the sale and acquisition of businesses as well as simply property. If you are looking to buy or lease a shop, pub, restaurant, office, retail unit or a complete business we can find you the right firm. Regarding the fees these will vary based on the structure and nuances of the deal. Let us have your contact information or telephone so as to enable us to provide you with comprehensive commercial conveyancing calculation.