I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Pelsall property lawyer on the Lloyds panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
3. Lloyds has instructed the Land Registry to do so

I have decided to exercise my right to buy my property in Pelsall off the council. I have a mortgage offer with RBS. 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 RBS, you will need to appoint a solicitor on the RBS conveyancing panel.

I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nottingham are being problematic. The Pelsall solicitor who is on the Nottingham conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?

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

What does commercial conveyancing in Pelsall cover?

Pelsall conveyancing for business premises covers a broad range of advice, given by qualified solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.

I am using a search engine for the words cheap conveyancing in Pelsall it reveals numerous solicitorslocally. How do I determine which is the suitable conveyancing solicitor for my move?

The preferential method of choosing a suitable conveyancer is via trusted recommendation, so seek the counsel of colleagues and those you trust who have acquired a property in Pelsall or the respected estate agent or financial adviser. Charges for conveyancing in Pelsall vary, so it's advisable to obtain at least four fee estimates from varying types of conveyancers. Be sure to secure confirmation that the fees are fixed.

What advice can you give us when it comes to appointing a Pelsall conveyancing firm to carry out our lease extension conveyancing?

When appointing a solicitor for your lease extension (regardless if they are a Pelsall conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with two or three firms including non Pelsall conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be of use:

What are the legal fees for lease extension work? How familiar is the practice with lease extension legislation?

Leasehold Conveyancing in Pelsall - A selection of Queries before Purchasing

It is important to be aware if a new roof is being put on or some other major work is coming up that will be shared by the tenants and will materially impact the level of the service fees or result in a one off payment. The prefered form of lease arrangement is where the freehold title is in the ownership of the leaseholders. In this scenario the lessees enjoy control and notwithstanding that a managing agent is usually employed if it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. In the main the outlay for major works are not incorporated into the service charges, albeit that a few managing agents in Pelsall obliged leaseholders to contribute towards a reserve fund and this is used to offset against major repairs or maintenance.

I would be grateful if you would explain what my options are where my Pelsall conveyancing searches shows detrimental entries?

Usually, the majority of adverse entries that arise in Pelsall conveyancing search responses can be dealt with in advance of completion or title insurance could possibly be put in place. You need to remember that regardless of the fact that you intend on acquiring the property and may be content to live with the search results, your building society or bank may not, and ultimately they have the word say.