We were about to choose a conveyancing solicitor in Selly Oak recommended by you but stumbled across alternative estimates on the internet seem cheaper – why is this?

You can find numerous solicitors marketing what appear to be very low prices. You should give due consideration about how important this transaction is to you that want to take 'cheap' risks over the standard of the legal work. Some embed fees deep into the terms of engagement. The conveyancers that we list for conveyancing in Selly Oak neverdo this.

Some advice if I may. My Selly Oak solicitor is advising me that he is legally obliged toapply for Selly Oak conveyancing searches asthe firm are on the HSBCsolicitor panel. Is my lawyer correct?

You have limited options available to you. As you are obtaining a mortgage with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Selly Oak conveyancing searches.

I am buying my first flat in Selly Oak with the aid of help to buy. The developers would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not inform my solicitor about the deal as it could adversely affect my loan with Nationwide 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.

Looking forward to complete next month on a garden flat in Selly Oak. Conveyancing lawyers have said that they will have a report out to me next week. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Selly Oak should include some of the following:

What options are open to you if a neighbour breaches a clause of their lease? Repair and maintenance of the premises Who has the liability to repair and maintain the building. It is essential for you to know who is duty bound to repair and maintenance of every part of the building The physical ownership of the premises. This may be the property itself but could also include a attic or cellar if appropriate. Whether the lease restricts you from letting out the property, or having a home office for business

I am the registered owner of a studio flat in Selly Oak, conveyancing formalities finalised 8 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Selly Oak with an extended lease are worth £206,000. The ground rent is £45 levied per year. The lease ceases on 21st October 2090

With 66 years left to run the likely cost is going to range between £11,400 and £13,200 as well as costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.

I am thinking of instructing a web based conveyancer ahead of a Selly Oak conveyancing practice. Should I ‘stay local’?

Numerous benefits exist in being able to attend a local Selly Oak conveyancing solicitor for instance

• signing papers on short notice
• getting one on one explanations of issues you don't understand
• the ability to complain if things are not going as expected

When checking quotes, look carefully for hidden extras. The majority decent Selly Oak high street solicitors give an all-inclusive price. Many online companies appear to offer cheap prices, but have hidden 'extras' in the in the terms and conditions.