I am not in a position to travel far from Sparkhill. Please explain the reason why all Sparkhill conveyancing practitioners are not on all bank panels?

A decade ago most mortgage companies displayed an attitude to risk which differs from the current day. The financial regulator in 2010 conducted a thematic review into fraud which in summary warned lenders: know the solicitors on your panel. Consequently, mortgage companies have since looked to extract more information from law firms regarding their operations and the staff employed by them and set certain criteria such as completing a minimum number of transactions. Hundreds of law practices have found themselves excluded from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to meet the minimum volume of transactions the mortgage companies required.

My uncle pointed out to me me that in purchasing a property in Sparkhill there may be various restrictions as to what one can do in terms of external alterations to a property. Is this right?

We are aware of a number of properties in Sparkhill which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Sparkhill should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

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

When it comes to conveyancing in Sparkhill obtaining recommendations is a good starting point. 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 advertising the lowest fees. We would always suggest that you speak with the solicitor carrying out 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 HSBC 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 conveyancer is on the HSBC conveyancing panel.

My wife and I own a 4 bedroom Edwardian property in Sparkhill. Conveyancing solicitor acted for me and HSBC Bank. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?

You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Sparkhill and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing lawyer who completed the work.

In sourcing the web for the phrase on line conveyancing in Sparkhill it reveals numerous property lawyerslocally. How do I determine which is the right property lawyer for my move?

The preferential method of choosing the right conveyancer is through a personal referral, so enquire of colleagues and family who have acquired a property in Sparkhill or a reputable estate agent or financial adviser. Fees for conveyancing in Sparkhill vary, so it's sensible to obtain a minimum of four estimates from different property lawyers. Make sure that you know what costs in the quote includes.

We own a leasehold flat in Sparkhill. Conveyancing was finalised in 21012. I have read on various consumer forums that I should not let the the remaining lease term to fall too short. What is the reasoning?

Sparkhill domestic long term leases are for a prescribed term - usually 99 years when they are first granted. However a significant flats in Sparkhill were constructed or converted in the 70’s80’s and so such leases now have fewer than 80 years unexpired. That may sound like plenty of time however Banks, Building Societies and other mortgage companies on the whole require leases to have a minimum of 75 years remaining to be mortgageable. Accordingly when you come to sell the property you will need to extend the term of your lease if you are approaching seventy five years. To maximise your property value you should be thinking about whether or not to extend your lease long before you come to sell it. There are also advantages to taking action before the lease hits eighty years as when the lease is less than 80 years the premium to be paid to extend starts to escalate.