How do I investigate if the solicitor conducting my conveyancing in Belbroughton is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for thus paying £187.00 plus VAT in additional legal charges.

You should make the most of the find a conveyancing panel solicitor tool on this page. Please choose the lender and type ‘Belbroughton’ or your preferred area and you will be presented with a number of lawyer based in Belbroughton or nearest you.

I am purchasing my first flat in Belbroughton benefiting from help to buy. The developers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not to tell my lawyer about this side-deal as it will jeopardize my loan with . Should I keep quiet?.

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.

As co-executor for the will of my father I am selling a house in Cardiff but I am based in Belbroughton. My lawyer (who is 200 miles awayrequires that I execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing solicitor in Belbroughton who can witness this legal document for me?

strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are Belbroughton based

I have just started marketing my 2 bed apartment in Belbroughton. Conveyancing is yet to be initiated, but I have just received a half-yearly maintenance charge demand – what should I do?

The sensible thing to do is clear the invoice as normal as all ground rent and service charges will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I invested in buying a ground floor flat in Belbroughton, conveyancing was carried out in 1995. Can you work out an approximate cost of a lease extension? Corresponding flats in Belbroughton with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease terminates on 21st October 50

With only 50 years remaining on your lease we estimate the premium for your lease extension to range between £36,100 and £41,800 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.

How easy is it to change a solicitor as I need to find a Belbroughton based conveyancer who is on the bank conveyancing panel. Is it advisable to appoint a new law firm?

In the event that you have not formally instructed a conveyancer to start work and have just received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Belbroughton that you're considering.