Me and my partner are acquiring a flat in Bilston. My lawyer is not listed on the lender solicitor panel. Am I still permitted to continue with my Bilston conveyancing solicitor notwithstanding that they are not on the bank list of approved lawyers?

Your options include

• Proceed with your existing Bilston but your lender will no doubt use a on their approved list. This will result in additional charges and likely interruption.
• Get a fresh to act in the purchase, making sure they are on the bank conveyancing panel.
• Convince your conveyancing practitioner to pull out all the stops to get accepted on the bank’s panel of solicitors

Can you explain why leasehold purchase conveyancing in Bilston costs more?

Bilston leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Bilston is where the house is located. Is there any guidance you can impart?

Flying freeholds in Bilston are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bilston you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bilston may decide 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 property.

I am a sole trader intending to take over a lease of a shop on a shopping parade. Can you recommend solicitors offering competitive costs for non-domestic conveyancing in Bilston for less than £1,200?

We can recommend firms who host a wealth of experience of commercial conveyancing in Bilston, including the disposal and purchase of businesses as well as simply premises. Whether you are hoping to acquire or dispose of a shop, pub, restaurant, office, retail premises or a complete business we will find you the right firm. Regarding the fees this will depend on the structure and terms of the deal. Let us have your details or telephone us so that we can provide you with comprehensive commercial conveyancing calculation.

As co-executor for the estate of my grandmother I am selling a house in Swansea but reside in Bilston. My solicitor (approximately 235 kilometers from meneeds me to execute a stat dec before the transaction finalising. Can you recommend a conveyancing solicitor in Bilston to witness and place their company stamp on the document?

Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are based in Bilston