Can the conveyancing solicitors that you recommend carry out conveyancing in Yardley by way of an attended exchange?

There are a few conveyancing experts carrying out one day exchanges. You should call us to obtain a costs illustration and details as to dates.

Can you clarify what the consequences are if my solicitor is expelled from the Barclays Solicitor panel ahead of completing my conveyancing in Yardley?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

I completed on my apartment on 4 January and the transaction details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Yardley expressed confidence that it would be formalised in a couple of weeks. Are properties in Yardley particularly slow to register?

There is nothing unique about conveyancing in Yardley registration formalities. Rather than based on location, timescales can differ subject to the party submitting the application, whether it is in order and if the Land registry communicate with any interested parties. Currently in the region of 80% of such applications are completed in less than three weeks but occasionally there can be protracted hold-ups. Registration takes place once the purchaser has moved in to the property therefore an expedited registration is not always an essential issue yet where it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.

I'm buying my first flat in Yardley with a loan from Clydesdale. The sellers refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not disclose to my lawyer about this side-deal as it will impact my mortgage with Clydesdale. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a quick, no chain conveyancing. Yardley is where the house is located. What do you suggest?

Flying freeholds in Yardley are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Yardley you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Yardley may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.