The Walsall conveyancing firm handling our Walsall conveyancing has discovered a discrepancy when comparing the assumptions in the home valuation report and what is in the conveyancing documents. My lawyer informs me that he needs to ensure that the bank is OK with this discrepancy and is still content to lend. Is my solicitor’s stance legitimate?

Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook requirements 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.

How can we know in advance if a Walsall conveyancing solicitor on the Aldermore panel is any good?

When it comes to conveyancing in Walsall getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer carrying out your transaction.

I am selling my house. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Co-operative are being pedantic. The Walsall solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?

It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.

After shopping around on the internet I have found a Walsall property lawyer having checked that they are on the Coventry BS conveyancing panel. Does my lawyer arrange the survey of the property?

Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Walsall surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Will our solicitor be raising questions about flooding as part of the conveyancing in Walsall.

Flooding is a growing risk for conveyancers carrying out conveyancing in Walsall. There are those who purchase a property in Walsall, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Solicitors are not best placed to impart advice on flood risk, but there are a numerous checks that may be undertaken by the purchaser or by their conveyancers which should give them a better appreciation of the risks in Walsall. The conventional set of information given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the seller to find out if the premises has suffered from flooding. If the premises has been flooded in past and is not disclosed by the vendor, then a purchaser could bring a legal claim for losses as a result of such an incorrect reply. A purchaser’s lawyers should also commission an environmental search. This should reveal whether there is any known flood risk. If so, more detailed inquiries should be made.

Is there anything unique about your site and other internet conveyancing solicitors for conveyancing in Walsall?

At this site secure a fixed fee quote via a Solicitor or Licensed Conveyancer that understands the nuances of your conveyancing in Walsall. As opposed to estate agents and many comparison sites we do not have commission deals with solicitors. Some agents and online brokers 'recommend' solicitors who pay the most kickback, as opposed to the best value conveyancing in Walsall

We own a leasehold flat in Walsall. Conveyancing was finished in 2010. I have been told that I should not let the the remaining lease term to get too low. Why is that a problem?

Walsall leasehold properties are for a fixed term - often just under one hundred years when they started. However a significant flats in Walsall were constructed or converted in the 60’s and so these leases now have less than eighty years unexpired. That may sound like a long time but Banks, Building Societies and other mortgage institutions generally need leases to have a minimum of seventy five years left to adequate security. Accordingly when you come to sell the property you will need a lease extension if you are approaching 75 years. To maximise your property value you should be considering whether or not to extend your lease long before you come to sell it. There are also strong financial reasons to doing so before the lease hits 80 years as when the lease falls below 80 years the amount you have to pay to extend starts to escalate.