As someone not used to conveyancing in Wednesbury what is the number one tip you can give me concerning the house moving process in Wednesbury

You may not hear this from too many lawyers but conveyancing in Wednesbury or throughout England and Wales is often a confrontational process. In other words, when it comes to conveyancing there is plenty of room for confrontation between you and others involved in the ownership transfer. E.g., the vendor, property agent and sometimes your bank. Selecting a law firm for your conveyancing in Wednesbury should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the transaction whose role it is to protect your best interests and to protect you.

Sometimes a third party with a vested interest may try and convince you that you should follow their advice. For example, the estate agent may claim to be helping by suggesting your conveyancer is dragging his heels. Or your financial adviser may try to convince you to do take action that is against your lawyers guidance. You should always trust your lawyer above all other parties in the home moving process.

I had intended to instruct a conveyancing solicitor in Wednesbury for our house purchase. Our financial adviser informed us that our mortgage company Britannia won't deal with them. Surely this is unfair competition?

A decade ago most banks had an appetite for risk which was higher than today. Almost all Wednesbury conveyancing firms would have been on most bank panels. The Financial Services Authority in 2010 conducted a thematic review into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more data from law firms relating to their operations and the individuals who work for them and set certain criteria such a completing on a minimum number of transactions. Many Wednesbury conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Wednesbury is one of the hundreds of locations where the conveyancers showing on our search results are are authorised to act for Britannia.

I am planning on selling our house in Wednesbury and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers are using a nationwide conveyancing outfit rather than a conveyancing solicitor in Wednesbury. Having lived in Wednesbury for three years we know of no issue. Should we get in touch with our local Authority to obtain confirmation need.

It would appear that you have a conveyancing lawyer already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

My partner has recommend that I appoint his conveyancing solicitors in Wednesbury. Should I find my own property lawyer?

No doubt it’s preferable to choose a conveyancing lawyer is to have feedback from friends or family who have used the conveyancer you're considering.

I happen to be an executor of my recently deceased mother’s Will, with a property in Wednesbury which will be marketed. The property is unregistered at HMLR and I'm told that some EAs will insist that it is in place before they'll move forward. What's the mechanism for this?

In the situation you refer to it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.