I am getting a mortgage offer from Halifax. I intend to enlist the help of a Licensed Conveyancer in Aldridge. Does the Halifax Conveyancing panel include Licensed Conveyancers?

The Halifax approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

The sellers of the property we are purchasing have instructed a conveyancing solicitor in Aldridge who has insisted on a exclusivity agreement with a payment 10k. Are such agreements sensible?

There are two primary concerns with signing a lock out agreement (sometimes referred to as a shut-out contract) is that it takes away the focus from making progress with the conveyancing process, so in the absence of it needing limited or no negotiation then it may turn out to be a cause of frustration and delay. It is not strongly advocated amongst Aldridge conveyancing practitioners for this reason. A supplemental issue is the extent of the remedies available - an aggrieved buyer is not likely to be issued with an injunctive ruling by a court to stop the owner disposing of the property to an alternative purchaser, so the only remedy open via the contract will be the recovery of wasted charges and, in rare situations, the extra payment of penalties.

When scouring mumsnet.com for a cheap solicitor in Aldridge, many post that I must instruct a CQS accredited solicitor. What is CQS?

The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with best practice conveyancing procedures through the scheme protocol the standard covers numerous firms who carry out conveyancing in Aldridge.

How does conveyancing in Aldridge differ for newly converted properties?

Most buyers of new build premises in Aldridge come to us having been asked by the seller to sign contracts and commit to the purchase even before the property is ready to move into. This is because developers in Aldridge tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Aldridge or who has acted in the same development.

What advice can you give us when it comes to finding a Aldridge conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a solicitor for lease extension works (regardless if they are a Aldridge conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with two or three firms including non Aldridge conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:

Can they put you in touch with clients in Aldridge who can give a testimonial? If the firm is not ALEP accredited then why not?

Aldridge Conveyancing for Leasehold Flats - Sample of Questions you should ask before buying

Its a good idea to discover as much as you can concerning the company managing the block as they can either make your life much simpler or uncomfortable. Being a leasehold owner you will be at the mercy of the managing agents both financially and when it comes to every day matters like the upkeep of the communal areas. Enquire of prospective neighbours if they are happy with their service. On a final note, be sure you understand the dates that you are obliged pay the service charge to the relevant party and specifically what you get for your money. The prefered form of lease structure is where the freehold title is owned by the leaseholders. In this scenario the leaseholders benefit from being in charge if their destiny and even though a managing agent is usually retained where the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves. You should be aware that where the lease has fewer than 80 years it will impact the value of the flat. Check with your bank that they are content with the length of the lease. A short lease means that you will probably have to extend the lease at some point and you need to have some idea of what this would cost. Remember, in most cases you will need to own the property for 24 months in order to be legally able to exercise a lease extension.