My wife and I have recently appointed a conveyancing solicitor in Sparkhill. I need to find out if they are on the Platform Home Loans Ltd approved list of lawyers. Could you or the lender confirm if they are on the panel?

The first thing you should do is contact your solicitor and ask them whether they are on the lender panel. Alternatively please get in touch with Platform Home Loans Ltd who may be able to assist.

Can I be sure that the Sparkhill conveyancing solicitor on the Santander panel is any good?

When it comes to conveyancing in Sparkhill getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer conducting your conveyancing.

Planning on purchasing a maisonette in Sparkhill. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Sparkhill conveyancing practitioner is on the Skipton conveyancing panel.

My sealed bid on a property in Sparkhill has been accepted, the sellers do however have an associated purchase. The owners have put an offer on on an apartment, however it’s not been accepted yet, and are looking at other apartments booked. I have selected a high street conveyancing solicitor in Sparkhill. What should be my next step? When should I get the mortgage application with Leeds Building Society going?

It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of £1k, then valuation, Sparkhill conveyancing search costs, etc). First, you must ensure that your solicitor is on the Leeds Building Society approved list. Concerning the subsequent steps this very much dictated by the uniqueness of your transaction, desire for the property and on the state of the market. In a rising market the majority of buyers will apply for a home loan with Leeds Building Society and pay for the valuation and only if it was satisfactory would they request their conveyancing practitioner to press on with the conveyancing in Sparkhill.

I have been told that property searches are the primary cause of stalling in Sparkhill house deals. Is this right?

The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances in the conveyancing process. Searches are not likely to be the root cause of delay in conveyancing in Sparkhill.

About to purchase a new build flat in Sparkhill. 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 legal work.

Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Sparkhill

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Sparkhill is the location of the property. Can you shed any light on this issue?

Flying freeholds in Sparkhill are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sparkhill you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sparkhill may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.