Is the fact that my solicitor in Walsall is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of his work?

That would more than likely be a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Walsall conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

My brother and I have just purchased a house in Walsall. We have noticed several problems with the property which we consider were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been ordered for conveyancing in Walsall?

The question is vague as what problems have arisen and if they are unique to conveyancing in Walsall. Conveyancing searches and due diligence undertaken during the buying process are supposed to help avoid problems. As part of the process, a seller completes a form referred to as a SPIF. If the information is inaccurate, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Walsall.

My wife and I are purchasing a apartment in Walsall. It might be a silly question but how we can trust a lawyer? At some point we have to deposit funds into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

A relative advised me that in purchasing a property in Walsall there may be various restrictions affecting the ability to carry out external changes to a property. Is this right?

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

My wife and I have organised a further advance on our home loan from HSBC as we intend to conduct improvements to our home in Walsall. Are we obliged to choose a local Walsall solicitor on the HSBC conveyancing panel to handle the legals?

HSBC don't usually instruct firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC list.

I've found a house that seems to tick a lot of boxes, at a reasonable price which is making it more attractive. I have subsequently been informed that the title is leasehold as opposed to freehold. I am assuming that there are issues buying a house with a leasehold title in Walsall. Conveyancing solicitors have are about to be appointed. Will they explain the issues?

Most houses in Walsall are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. It is clear that you are buying in Walsall so you should seriously consider shopping around for a Walsall conveyancing solicitor and check that they have experience in advising on leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the landlord’sconsent to carry out changes to the property. It may be necessary to pay a contribution towards the maintenance of the communal areas where the property is part of an estate. Your lawyer will advise you fully on all the issues.

Leasehold Conveyancing in Walsall - A selection of Questions you should ask Prior to buying

Its a good idea to find out as much as possible concerning the managing agents as they can either make your living at the property much simpler or problematic. Being a leasehold owner you are often at the mercy of the managing agents both financially and when it comes to practical matters such as the tidiness of the communal areas. Ask other people what they think of their management. Finally, find out the dates that the service charges are due to the relevant party and precisely what it includes. Most Walsall leasehold apartments will incur a service bill for maintenance of the block set by the freeholder. Where you purchase the apartment you will have to pay this charge, usually quarterly accross the year. This can vary from a few hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a rentcharge for you to pay annual, this is usually not a large figure, say around £50-£100 but you should to enquire it because on occasion it can be prohibitively expensive.

I'm purchasing a flat in Walsall. I have found my conveyancer's company on the Law Society's list, but I can't locate my conveyancer's name as listed on the regulator's website. Is this a big problem?

Not all staff in the practice must be listed by the regulator. Provided there is someone qualified to 'oversee' the transaction, the actual day-to-day activity can be conducted by unlicensed staff.