My Wednesbury conveyancer has identified a discrepancy when comparing the information in the home valuation report and what is revealed within the legal papers for the property. My lawyer has advised that he is obliged to ensure that the lender is happy with this discrepancy and is still content to lend. Is my conveyancer’s course or action correct?

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

I am purchasing a new build house in Wednesbury with a loan from HSBC Bank. The developers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not to tell my solicitor about the side-deal as it would put at risk my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Do I need to be concerned that estate agents that I am dealing with are recommending an online conveyancing firm as opposed to a local Wednesbury conveyancing company?

As is the case with lots of professional services, often input from connections can be extremely useful or valuable. But there are many parties with a keen interest in a conveyancing transaction; estate agents, financial adviser and lenders might all put forward conveyancers to use. On occasion these solicitors might be known to one of the organisations as experts in their field, but sometimes there may be a financial incentive behind the endorsement. You have the right to appoint your own conveyancer. You need to be aware that many banks have an approved list of solicitors you must use for the lender aspect of your home move.

I have been sourcing a conveyancing solicitor in Wednesbury for my house move. Is it possible to review a solicitor's complaints history with the profession’s regulator?

Members of the public can search for published Solicitor Regulator Association (SRA) determinations arising from investigations started on or after 1 January 2008. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training requirements.

My wife and I may need to let out our Wednesbury ground floor flat temporarily due to a new job. We instructed a Wednesbury conveyancing practice in 2004 but they have closed and we did not have the foresight to seek any guidance as to whether the lease allows us to sublet. How do we find out?

A small minority of properties in Wednesbury do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I purchased a 2 bed flat in Wednesbury, conveyancing having been completed 10 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Wednesbury with an extended lease are worth £201,000. The ground rent is £45 per annum. The lease finishes on 21st October 2089

With just 64 years remaining on your lease the likely cost is going to be between £14,300 and £16,400 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.