AssumingI were to acquire a freehold housein Acocks Green for cash and dispense with a survey and no local authority searches how much would I expect to to save on my conveyancing in Acocks Green?

Any savings you would achieve will be isolated to the costs for searches. A conveyancing practitioner still be obliged to do everything else - money laundering, communicating with your sellers conveyancing practitioner, SDLT return, register the ownership etc. A slight saving might be made by not having to register a mortgage however it will not be a lot.

It is 10 years ago since I purchased my home in Acocks Green. Conveyancing lawyers have recently been retained on the sale but I can't track down my title deeds. Is this a major issue?

You need not be too concerned. Firstly there is a possibility that the deeds will be retained by your lender or they could still be with the conveyancers who oversaw the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Most conveyancing in Acocks Green involves registered property but in the unlikely event that your home is not registered it is more tricky but is resolvable.

Will our lawyer be raising questions concerning flooding as part of the conveyancing in Acocks Green.

The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Acocks Green. There are those who acquire a house in Acocks Green, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not best placed to impart advice on flood risk, however there are a numerous checks that may be undertaken by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Acocks Green. The conventional set of information given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to discover whether the premises has historically flooded. In the event that flooding has previously occurred which is not disclosed by the vendor, then a buyer could issue a compensation claim resulting from an incorrect reply. The buyer’s conveyancers should also conduct an environmental search. This will indicate whether there is a recorded flood risk. If so, further inquiries should be initiated.

Me and my brother own a renovated Victorian property in Acocks Green. Conveyancing practitioner acted for me and Halifax. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the matching address. I'd like to know for sure, how can I find out??

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Acocks Green and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing practitioner who carried out the work.

My business partner and I are wishing to take an assignment of a lease of a shop on a shopping parade. Can you recommend conveyancers offering no-sale-no charges for non-domestic conveyancing in Acocks Green for less than 2k?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Acocks Green, including the disposal and acquisition of businesses as well as simply premises. Whether you are intending to buy or sell a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right lawyer. Regarding the charges this will depend on the structure and nuances of the deal. Let us have your details or telephone so as to enable us to supply you with a detailed commercial conveyancing calculation.