My Stourbridge lawyer has uncovered a discrepancy between the surveyor’s assumptions in the home valuation survey and what is in the legal papers for the property. My solicitor says that he must ensure that the bank is OK with this discrepancy and is content to go ahead. Is my solicitor’s approach appropriate?

Your lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

Having sold my house in Stourbridge last January yet the purchaser is e-mailing every few hours complaining that his solicitor is waiting to hear from mine. What are the post completion sale formalities following completion?

After completion of your sale your conveyancer is committed to send the transfer documentation and all of the paperwork to the purchaser's solicitors. Where appropriate, your solicitor should also send confirmation that the mortgage has been paid off to the purchasers lawyers. There are no post completion procedures unique to conveyancing in Stourbridge.

When it comes to mortgage companies such as Bank of Ireland, do Stourbridge conveyancing practitioners incur a fee to be on the list of approved solicitors?

We are unaware of any lender fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

I recently had an offer accepted on a house in Stourbridge. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an advanced payment of £175. Not long after, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Nottingham conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nottingham panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am due to exchange contracts on my flat. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Aldermore are being difficult. The Stourbridge solicitor who is on the Aldermore conveyancing panel is recommending indemnity insurance as a solution but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?

It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Have purchased a a detached house in Stourbridge , how long will it take for the Land Registry to deal with the formalities evidencing my ownership? My Stourbridge conveyancing solicitor has been painfully slow, so I want to be sure that my purchase is recorded.

As far as conveyancing in Stourbridge is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can differ depending on the party submitting the application, whether there are errors and whether the Land registry need to notify any other parties. At present roughly three quarters of such applications are fully addressed within two weeks but occasionally there can be extensive hold-ups. Historically registration is effected after the purchaser has moved in to the premises therefore 'speed' is not usually primary concern yet if it is urgent that the the registration takes place urgently then you or your conveyancer could communicate with the Registry to express the reasoning for the application to be prioritised.

My sealed bid on house in Stourbridge was agreed to, the owner does however have a dependent purchase. The current proprietors have put an offer on a property, but it’s not yet tied up, and has viewings of other apartments in the pipeline. I have instructed a nearby conveyancing solicitor in Stourbridge. What should be my next step? When should I get the mortgage application with Coventry BS going with Coventry BS?

It is standard to have concerns where there is an associated chain as you are unlikely to want to incur costs prematurely (home loan application is approx one thousand pounds, then valuation, Stourbridge conveyancing search charges, etc). The first course of action is to check that your conveyancer is on the Coventry BS approved list. As to the next phase this very much dictated by the specifics of your transaction, desire for this property and on the state of the market. During a buoyant market some buyers will apply for the mortgage with Coventry BS and arrange for the valuation and only if it was satisfactory would they request their conveyancer to move forward with the conveyancing in Stourbridge.