I can't travel far from Stourbridge. Can you please explain the reason why all Stourbridge aren't included on all bank panels?

As inequitable as it may appear for mortgage companies to restrict who can represent them, from the public’s or solicitor’s perspective, the the contrary view is that mortgage companies are increasingly anxious and regard it essential to protect them from mortgage fraud. As a result of this concern mortgage companies have reduced their panel of approved conveyancing lawyers to a manageable size.

My god-son is purchasing a newly built flat in Stourbridge with a home loan from . His solicitor has advised him of a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?

The document is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Do banks and building societies provide you with an approved list of Stourbridge conveyancing solicitors? How do you know who is on the conveyancing panel?

Stourbridge conveyancing firms themselves provide us confirmation that they are on the conveyancing panel as opposed to being supplied with a list from directly.

My partner and I are intent on selling our home in Stourbridge and according to the buyers it appears that there is a risk of it being built on contaminated land. A high street Stourbridge conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a web based conveyancing firm rather than a conveyancing solicitor in Stourbridge. We have lived in Stourbridge for many years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek clarification need.

It would appear that you have a conveyancing lawyer already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

The estate agent has sent us the confirmation of our purchase of a new build apartment in Stourbridge. 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 legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Stourbridge

There must be mutual enforceability of lessee’s covenants. 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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?