My fiancee and I are buying our first property. Our conveyancing practitioner has e-mailedto enquire if we would like to order supplemental conveyancing searches. We are really unsure what's appropriate for conveyancing in Selly Oak

The number and type of Selly Oak conveyancing searches should be dictated primarily on the property, the location, the possibility of any of these risks, your knowledge of the area and risks, your overall appetite to risk. What matters is that you adequately appreciate what information each search could supply. You may then make a decision if you personally think you need that search. Should you be uncertain, ask your lawyer to provide guidance.

Should our conveyancer be asking questions concerning flooding during the conveyancing in Selly Oak.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Selly Oak. Plenty of people will acquire a house in Selly Oak, completely aware that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Solicitors are not qualified to impart advice on flood risk, but there are a various checks that can be undertaken by the buyer or on a buyer’s behalf which can figure out the risks in Selly Oak. The standard property information forms given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the vendor to determine if the premises has suffered from flooding. If the premises has been flooded in past which is not revealed by the vendor, then a purchaser could commence a compensation claim stemming from an misleading answer. A buyer’s solicitors may also commission an environmental search. This will reveal whether there is any known flood risk. If so, more detailed investigations will need to be made.

I used Wolstenholmes several years past for my conveyancing in Selly Oak. I now require my file however the law firm has closed. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Selly Oak of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Due to the encouragement of my in-laws I had a survey completed on a property in Selly Oak prior to instructing conveyancers. I have been told that there is a flying freehold aspect to the property. My surveyor has said that some lenders will refuse to give a loan on this type of premises.

It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. If you call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Selly Oak. Conveyancing may be slightly more expensive based on your lender's requirements.

My wife and I have appointed a Selly Oak conveyancing solicitor for our house purchase (novice purchasers) and have noticed in the Ts and Cs that they are not covered by the Financial Conduct Authority. Need I be worried or is that standard with solicitor?

We can't see why they should be. Most property lawyer don't lend money. They should be regulated by the SRA, who dictate specific rules regulating funds sitting by them.