As someone with no idea as to the Birmingham conveyancing process what is the number one tip you can give me concerning the ownership transfer in Birmingham

You may not hear this from too many lawyers but conveyancing in Birmingham or throughout England and Wales is an adversarial experience. In other words, when it comes to conveyancing there exists plenty of opportunity for confrontation between you and other parties involved in the ownership transfer. For example, the vendor, estate agent and even potentially your mortgage company. Choosing a law firm for your conveyancing in Birmingham is a critical decision as your conveyancer is your adviser, and is the SOLE person in the legal process whose responsibility is to look after your best interests and to protect you.

Sometimes a third party with a vested interest will attempt to persuade you that it is in your interests to do things their way. For instance, the estate agent may claim to be assisting by claiming that your conveyancer is dragging his heels. Or your mortgage broker may try to convince you to do take action that is against your lawyers guidance. You should always trust your lawyer above all other parties in the home moving process.

We are planning to move house in December. Should my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you suggest a removal company in Birmingham. Conveyancing solicitor was chosen before I stumbled across your page.

On the day of completion you can collect the house keys from your estate agent however this can only occur once the sellers lawyers confirm to the agent that they have the completion monies and the keys can be given over. After that you can advise the removal company that you are ready to move in. We do not recommend a particular removal organisation but can help you find a conveyancing in Birmingham or a solicitor with expertise in conveyancing in Birmingham.

I am expecting a DIP from HSBC this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Birmingham solicitors on the HSBC conveyancing panel, or is it better to go independently?

You will need to appoint Birmingham solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.

I can not work out if my bank requires a lease extension. I have called my Birmingham bank branch on a couple of occasions and was told it wasn't a problem and they would lend. My Birmingham conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend in accordance with their published requirements. Who do I believe?

Your conveyancer must comply with the Council of Mortgage Lenders’ Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

Should commercial conveyancing searches reveal impending roadworks that could affect a commercial estate in Birmingham?

Its becoming the norm that commercial conveyancing solicitors in Birmingham will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Birmingham. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Birmingham.

For every commercial conveyancing transaction in Birmingham it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Birmingham commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Birmingham.

I need to instruct a conveyancing solicitor in Birmingham for my home move. Can I see a solicitor's complaints history with the legal regulator?

You may search for published Solicitor Regulator Association (SRA) decisions arising from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The regulator could monitor call for training requirements.

As a leasehold owner I am on the hook for a maintenance contribution for my property in Birmingham. As a result of personal circumstances I slipped behind with payments. I negotiated a clearance plan but there remains around £2000 currently outstanding.

I want to sell and I am panicking this may hold me back if I have to pay off the amount due now. I'd like to sell up and then discharge the arrears from the proceeds - is this viable?

Your lawyer should be in a position to negotiate with the appropriate parties, and agree with them whether or not they would accept payment from completion monies. This is an example of why it is advisable to instruct a property lawyer in Birmingham as they may well have an open line of communication with the management company.