I am not in a position to travel far from Washwood Heath. Can you please spell out why all Washwood Heath conveyancers are not on all bank panels?

Pre- 2008 most mortgage companies had an approach to risk which differs from the current day. The FSA in 2010 conducted a thematic review into property fraud which in summary warned lenders: know the conveyancers on your panel. Consequently, banks have since soughtmore information from law firms about their processes and the staff who work for them and set certain criteria such as completing a minimum number of transactions. Thousands of law practices have been excluded from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms were never going to satisfy the minimum volume of transactions the mortgage companies required.

My bid for a property was accepted at auction in Washwood Heath. Conveyancing is needed. What are my next steps?

Given that you are now exchanged you now have to retain a conveyancing lawyer as a matter of urgency as you are faced with a tight a fixed date to complete the conveyancing. Every auction property will have an associated auction set of papers. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold property the auction papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You must give this to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding organised to complete the transaction on the set completion date.

We are getting a further advance on our home loan from RBS as we want to carry out improvements to our property in Washwood Heath. Are we obliged to appoint a bricks and mortar Washwood Heath solicitor on the RBS conveyancing panel to handle the paperwork?

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

The formalities of my remortgage has taken place for my property in Washwood Heath. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I'm converting the mortgage on my primary home to a buy to let loan with Nationwide Building Society and I will use the rest of the raised equity as a deposit on further house. The neighborhood we are interested in is Washwood Heath. Will your solicitors be able to act for both sets of banks and tie in the conveyances?

Make use of our search tool on this page to be sure that the solicitors are on the relevant lender panels. Assuming that they are your solicitor should be able to tie up the two conveyancing matters but you should have a chat with you lawyer and specify your desired outcome and requirements.

I need to instruct a conveyancing practitioner in Washwood Heath for my home move. Can I see a solicitor's record with the profession’s regulator?

Members of the public may read documented Solicitor Regulator Association (SRA) determinations arising from inquisitions commenced on or after 1 January 2008. Visit Check a solicitor's record. For information Pre 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The SRA could recorded telephone calls for training requirements.

I am looking at a two maisonettes in Washwood Heath both have approximately forty five years remaining on the lease term. Will this present a problem?

There are no two ways about it. A leasehold apartment in Washwood Heath is a wasting asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it reduces the salability of the property. The majority of purchasers and banks, leases with less than eighty years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Washwood Heath conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I acquired a basement flat in Washwood Heath, conveyancing was carried out in 2006. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Washwood Heath with a long lease are worth £195,000. The ground rent is £45 invoiced annually. The lease ceases on 21st October 2085

With only 63 years unexpired the likely cost is going to span between £16,200 and £18,600 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.