I require conveyancing for an apartment in a fairly new development (6 years built) in Shelfield. Almost all the flats are already occupied. Do I need carry out the conveyancing searches as part of conveyancing in Shelfield?

You are putting yourself at risk in refusing to carrying out Shelfield conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would seriously advise in no uncertain terms that you have them. Where time pressures and cost are top of your issues you should consider with your solicitor about the possibility of search insurance

We wanted to use a property lawyer in Shelfield for our house purchase. Our financial adviser informed us that our bank Accord Mortgages Ltd won't deal with them. Why is this not regarded as unduly restrictive?

Before the recession most banks had an appetite for risk which was higher than today. Almost all Shelfield conveyancing firms would have been on most mortgage company panels. The financial services regulator in 2010 conducted a thematic review into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms about their operations and their employees as well as establishing certain criteria such a completing on a minimum number of transactions. Many Shelfield conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Shelfield is amongst the thousands of areas where the solicitors we recommend are members of the panel for Accord Mortgages Ltd.

I have been on the look out for a flat up to £235,500 and identified one round the corner in Shelfield I like with open areas and station in the vicinity, the downside is that it's only got 51 years on the lease. There is not much else in Shelfield in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?

If you need a home loan the remaining unexpired lease term will likely be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this.

Am I right to be suspicious about estate agents that I am dealing with are suggesting a nationwide conveyancing firm rather than a local Shelfield conveyancing practice?

As with lots of professional services, often referrals from relatives can be worth their weight in gold. But there are many parties with a keen interest in a conveyancing transaction; estate agents, financial adviser and banks might all put forward conveyancers to select. Sometimes these solicitors might be known to one of the organisations as being good in their field, but sometimes there exists a commercial relationship behind the recommendation. You have the discretion to choose your own conveyancer. You need to be aware that many banks have an approved list of lawyers you are obliged to use for the lender aspect of your conveyancing.

I have just started marketing my basement apartment in Shelfield. Conveyancing lawyers have not yet been instructed, however I have recently received a yearly maintenance charge demand – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as normal given that all rents and service invoices should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I inherited a 1st floor flat in Shelfield, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Shelfield with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ends on 21st October 2088

With only 63 years unexpired we estimate the premium for your lease extension to be between £16,200 and £18,600 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.