My West Bromwich solicitor has discovered a difference between the information in the valuation report and what is in the title deeds. My solicitor has advised that he needs to check that the lender is happy with this discrepancy and is content to go ahead. Is my conveyancer’s stance legitimate?

Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications 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 both parties.

I am downsizing from our property in West Bromwich and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any high street West Bromwich lawyer would know this is not the case. It does beg the question why the purchasers used a nationwide conveyancing firm rather than a conveyancing solicitor in West Bromwich. We have lived in West Bromwich for six years we know that this is a non issue. Should we contact our local Authority to seek clarification need.

It would appear that you have a conveyancing firm already. Are they able to advise? You should enquire of 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 sickness)

I am buying my first flat in West Bromwich with a mortgage from Platform Home Loans Ltd. The builders would not reduce the price so I negotiated 6k of extras instead. The house builders rep suggested that I not disclose to my solicitor about this extras as it would impact my mortgage with Platform Home Loans Ltd. 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.

I need to instruct a conveyancing solicitor for sale conveyancing in West Bromwich. I've land on a site which appears to be the ideal offering If it is possible to get all the legals completed via phone that would be ideal. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

What is the average legal costs for conveyancing in West Bromwich?

The average cost in 2014 for conveyancing in West Bromwich was £1,419 excluding Stamp Duty and HM Land Registry charges.