My mortgage broker requires my Washwood Heath solicitor’s panel member for the HSBC conveyancing panel. Can you suggest how I discover this. I have called my local Washwood Heath branch but they have not got back to me yet.

The sensible thing to do is ask for this information from your Washwood Heath conveyancing practitioner . They keep a central record lender panel numbers.

I note that there are debates on Chancel Insurance on online forums. Am I compelled to have this when buying a house in Washwood Heath? or I am told that there is historic law that means some house owners living in a parish church boundary will be compelled to pay for repairs towards the chancel in proximity to the church. Is this relevant for conveyancing in Washwood Heath?

Unless a previous purchase of the property took place post 12 October 2013 you may assume that lawyers delivering conveyancing in Washwood Heath to continue to propose a a chancel search and or chancel repair liability insurance.

Taking into account that I am about to spend hundreds of thousands of pounds on a terraced house in Washwood Heath I would like to talk to a lawyer regarding thehouse move before appointing the firm. Can this be arranged?

Absolutely - we would be delighted to talk to you we do not take any clients on without you liaising with the solicitor who will be conducting your property ownership legalities in Washwood Heath.There is no ‘factory style conveyancing’ - every client is unique person, not a case number. The law firms that we put you in touch with believe that the figure you are provided with for residential conveyancing in Washwood Heath should be the amount on the final invoice that you end up paying.

Expecting to complete next month on a garden flat in Washwood Heath. Conveyancing lawyers assured me that they report fully next week. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Washwood Heath should include some of the following:

specifics of the parties to the lease, for instance these could be the lessee, superior lessor, landlord The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Does the lease require carpeting throughout thus preventing wood flooring? What remedies are open the freeholder should you breach a clause of your lease? Ground rent - what is due and what the invoice dates are, and be on notice if this is subject to change

I purchased a 2 bed flat in Washwood Heath, conveyancing was carried out 5 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Washwood Heath with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease terminates on 21st October 2082

You have 63 years remaining on your lease we estimate the price of your lease extension to span between £16,200 and £18,600 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.

My husband and I are purchasing a first floor flat in Washwood Heath. At the time of instructing our conveyancing practitioner, we were told they were on all major UK lender panels. Our mortgage broker contacted us yesterday to advise that they are not on the Virgin Money approved list. Were it to be true, what should we do? Should we just pick a different conveyancing practitioner that is on their approved list or should we pay for separate representation, with Virgin Money appointing their own approved solicitor.

If you are purchasing a property with the assistance of a mortgage it is normal for the purchaser’s lawyers to also act for the purchaser's lender. In order to act for a bank or building society a lawyer has to be on that lender's conveyancing panel. An application has to be made by the solicitor to the lender to become a member of the lender's panel and there are increasingly strict conditions which the lawyer has to fulfill. Some mortgage companies now require their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancer should call Virgin Money to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on Virgin Money's conveyancing panel as you are at liberty to use your preferred Washwood Heath lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.