I just acquired a house at auction in Shenstone. Conveyancing is needed. What is next?

Given that you have now for in every practical sense signed on the dotted line you should choose a conveyancing lawyer quickly as you are faced with a tight deadline in which to complete the property. All auction property should have a corresponding legal set of papers. This will include evidence of title and search results. In the case of leasehold property the legal pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You need to give this to your appointed conveyancing solicitor ASAP. You also need to ensure that your finances are in place to complete the transaction on the set completion date.

I am buying a detached bungalow in Shenstone. Our aim is to convert the garage to a playroom at the property.Will the conveyancing process involve checks to ascertain if these works are permitted?

Your solicitor will review the deeds as conveyancing in Shenstone can on occasion reveal restrictions in the title documents which prohibit categories of changes or require the permission of another owner. Certain extensions need local authority planning consent and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.

We were going to get a OIP from Nationwide this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nationwide recommend any Shenstone solicitors on the Nationwide conveyancing panel, or is it better to go independently?

You will need to appoint Shenstone solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.

I have been told that property searches are a common reason for obstruction in Shenstone house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances during the legal transfer of property. Local searches are not likely to feature in any holding up conveyancing in Shenstone.

It has been 4 months since my purchase conveyancing in Shenstone concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. 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 property 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 am buying a new build apartment in Shenstone. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Shenstone

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are surveyor prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

Due to the input of my in-laws I had a survey completed on a house in Shenstone before appointing solicitors. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some banks tend refuse to give a mortgage on a flying freehold house.

It varies from the lender to lender. Bank of Scotland has different requirements from Birmingham Midshires. If you call us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Shenstone. Conveyancing may be slightly more expensive based on your lender's requirements.