My property lawyer in Rowley Regis is not on the Clydesdale Solicitor Panel. Can I still use my prefered solicitor even though they are not on the Clydesdale panel?

Your options are as follows:

1. Carry on with your existing Rowley Regis solicitors but Clydesdale will need to retain a conveyancer on their list of acceptable firms. This will result in additional overall legal fees as well as result in frustration.
2. Find a new practitioner to act in the conveyancing, obviously checking they are Persuade your conveyancer to use their best endeavours to join the Clydesdale conveyancing panel

I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Rowley Regis solicitor on the Coventry BS panel to discharge the mortgage at the Land Registry. Am I right?

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

About to purchase apartment in Rowley Regis. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Rowley Regis property lawyer is on the Bank of Ireland conveyancing panel.

I have finally had an offer on an apartment in Rowley Regis agreed to, the sellers do however have a dependent purchase. The owners have put an offer on a property, but it’s not yet tied up, and have viewings of other properties booked. I have chosen a local conveyancing solicitor in Rowley Regis. What should be my next step? When should I get the mortgage application with Bank of Ireland started?

It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then valuation, Rowley Regis conveyancing search costs, etc). The first course of action is to check that your conveyancing practitioner is on the Bank of Ireland conveyancing panel. As to the subsequent stages this very much dictated by the circumstances of your transaction, motivation for the property and on the state of the market. In a hot market the majority of home buyers would apply for the mortgage with Bank of Ireland and arrange for the valuation and only if it was satisfactory would they request their solicitor to proceed with searches.

It has been 2 months since my purchase conveyancing in Rowley Regis took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what should have been a quick, chain free conveyancing. Rowley Regis is the location of the property. Can you shed any light on this issue?

Flying freeholds in Rowley Regis are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Rowley Regis you would need to get your solicitor to go 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 Rowley Regis may ascertain 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 using a search engine for the words conveyancing in Rowley Regis it shows results of many conveyancerslocally. How do I determine which is the right conveyancer for me?

The best method of choosing the right conveyancer is through a trusted referral, so seek the opinion of colleagues and relatives who have purchased a property in Rowley Regis or a respected estate agent or financial adviser. Charges for conveyancing in Rowley Regis differ, so it's advisable to secure a minimum of three fee estimates from different property lawyers. Be sure to seek confirmation that the fees are fixed.