My family solicitor has sent a quote for £1150 for no sale no fee conveyancing in Staffordshire. I am selling a Georgian detached home for £300,000. Are the quoted fees excessive? Is it above the norm for conveyancing in Staffordshire?

The costs illustration is fractionally on the expensive side. If you shop around you might trim some of the cost by say £100 plus VAT. That being said, you couldlive to rue opting for an a cheaper conveyancer. If is important to enquire the solicitor can act for your lender. Do employ our search tool to select a Staffordshire conveyancing company on the lender’s approved list of lawyers which can often include conveyancing solicitors in Staffordshire.

All was ready to move into my new home in Staffordshire next Friday. My conveyancer now wants me to supply her with proof of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the bank. What risks does the lender expect the insurance to cover?

All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 instructions. These requirements are not specific to conveyancing in Staffordshire.

I had intended to instruct a property lawyer in Staffordshire for our house purchase. Our financial adviser has since notified us that our mortgage company Barnsley Building Society won't deal with them. Surely this is unfair competition?

A decade ago most banks had a different appetite for risk. Almost all Staffordshire conveyancing firms would have been on most bank panels. The FSA in 2010 completed a thematic review into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more information from law firms relating to their operations and the individuals who work for them as well as establishing certain criteria such a completing on a minimum amount of conveyancing. Many Staffordshire 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. Staffordshire is one of the thousands of areas where the conveyancers we recommend are on the panel for Barnsley Building Society.

What does a local search reveal concerning the property we're buying in Staffordshire?

Staffordshire conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for example PSG The local search is essential in every Staffordshire conveyancing purchase; that is if you don’t want any nasty surprises after you move into your property. The search will supply data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.

About to purchase a new build apartment in Staffordshire. Conveyancing is necessary evil 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.

Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Staffordshire

Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. 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. There must be mutual enforceability of lessee’s covenants.