Me and my fiance are buying property in Smethwick. My property lawyer is not on the bank solicitor list. Is it possible for me to appoint my Smethwick conveyancing solicitor notwithstanding that they are not on the bank panel?

You must use a conveyancer to deal with the legal work required when you require a loan to buy your property. They will carry out all the appropriate legal checks on the property, make sure that you’re registered as proprietor and ensure that all the necessary mortgage paperwork is in order. You may select a Smethwick solicitor of your choice. However, if the lawyer selected is not a member of the lender approved list further fees will be incurred as separate legal representation will be required by them. Conveyancing panel applications may be submitted, so where your solicitor has not in the past sought membership they should take the chance to apply.

My wife and I are about to complete buying a house in Smethwick but as a consequence of wreckage from the recent storms I have was able negotiate compensation from the current proprietors in the sum of £3k in the form of a adjustment in the price. This was going to be addressed as part of a side agreement but Santander are not allowing this. Why were they approached?

Any conveyancer that is on a Santander approved list is required to disclose to Santander of any variations to the purchase price. If you were to refuse your conveyancer to notify the price change to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new property lawyer for your conveyancing in Smethwick.

I have been referred to a conveyancing solicitor in Smethwick. I need to find out if they are on the HSBC Bank approved list of lawyers. Can you help?

The first thing to do is contact the conveyancer and ask them if they are on the lender panel. Otherwise you should call HSBC Bank who may be able to confirm.

Just had an offer accepted on a new build apartment in Smethwick. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Smethwick

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are architect prepared.

Due to the encouragement of my in-laws I had a survey completed on a property in Smethwick ahead of appointing conveyancers. I have been informed that there is a flying freehold aspect to the house. My surveyor has said that some lenders may not grant a loan on such a house.

It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Smethwick. Conveyancing may be slightly more expensive based on your lender's requirements.