How up to date is your search tool for Sutton Coldfield conveyancing solicitors on the Nottingham conveyancing panel? Do Nottingham send you an updated list?

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

Various online forums that I have frequented warn that are the primary reason for delay in Sutton Coldfield conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any holding up conveyancing in Sutton Coldfield.

It has been four months following my purchase conveyancing in Sutton Coldfield completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I need to retain a conveyancing solicitor for my conveyancing in Sutton Coldfield. I've discover a site which appears to be the perfect offering If it is possible to get all this stuff completed via phone that would be ideal. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I happen to be an executor of my recently deceased mum’s Will, with a house in Sutton Coldfield which will be sold. The bungalow has never been registered at HMLR and I'm told that many purchasers will insist that it is done before they'll proceed. What's the mechanism for this?

In the circumstances you refer to it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.