I am in a contract race with another prospective purchaser for a property in West Bromwich. What can I do to speed up matters?

In the event that the seller is applying pressure to complete it is highly recommended that your conveyancer is familiar with the location as they will benefit local relationships and knowledge. It is possible that they would have transacted previoushouses in the same road. You would be best advised to use a West Bromwich conveyancing solicitor. In addition, be sure that the conveyancing firm is on the on the approved list for your mortgage company. It is estimated that nearly one in five of West Bromwich conveyancing transactions are delayed or jeopardised after finding out that a buyer’s solicitor was not on their mortgage lender’s panel. This can often result in the legal transfer of property being delayed by almost three weeks. It is claimed that this issue affects approximately 100,000 home sales annually. Most West Bromwich conveyancing firms can not act for certain lenders so do check as early as possible.

As someone not used to conveyancing in West Bromwich what is your top tip you can give me for the ownership transfer in West Bromwich

Not many law firms shout this from the rooftops but conveyancing in West Bromwich and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there exists plenty of room for confrontation between you and other parties involved in the legal transfer of property. For instance, the vendor, estate agent and sometimes the lender. Appointing a law firm for your conveyancing in West Bromwich is a critical decision as your conveyancer is your adviser, and is the ONE party in the process whose responsibility is to act in your best interests and to keep you safe.

On occasion a potential adversary will attempt to convince you that it is in your interests to do things their way. For instance, the property agent may claim to be helping by claiming that your lawyer is slow. Or your financial adviser may advise you to do take action that is contrary to your conveyancers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

Forgive me if this question is silly but I am unexperienced as FTB of a two bedroom flat in West Bromwich. Do I pick up the keys to the property on completion from my lawyer? If so, I will appoint a local conveyancing solicitor in West Bromwich?

On the day of completion you do not need to attend the conveyancers office in West Bromwich. Your solicitors will arrange to send the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you will be invited to pick up the keys from the Estate Agents and move into your new home. Usually this occurs early afternoon.

When it comes to lenders such as TSB, do West Bromwich property lawyers face a fee to be on the list of approved solicitors?

We are unaware of any lender fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

We have a mortgage agreed in principle with Skipton. West Bromwich conveyancing solicitors have been chosen. What is the average time that one could expect to receive a mortgage offer from Skipton?

Some lenders take longer than others. Have Skipton completed the survey? Have you informed Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am buying my first flat in West Bromwich with the aid of help to buy. The sellers refused to move on the amount so I negotiated £7000 of additionals instead. The estate agent told me not disclose to my lawyer about this extras as it would put at risk my loan with Santander. Do I keep my lawyer in the dark?.

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.

Is it the case that all West Bromwich solicitors on every lender conveyancing panel?

The Lexsure search tool on this page may be of use or you can go into your high street lender branch in West Bromwich. the probability is that they will know some good conveyancing solicitors in West Bromwich