I am not well enough to travel far from Birmingham and the Black Country. Can you please spell out why all Birmingham and the Black Country are not on all bank panels?

Mortgage Companies tend to impose restrictions on either the nature or volume of conveyancing practices on their approved list of lawyers. A common example of such restriction(s) being that a firm is required to have at least two partners. As well as restricting the type of firm, some banks decided to limit the size of their panel they allow to act for them. It is worth noting that banks have no liability for the quality of conveyancing given by any Birmingham and the Black Country on their panel. Property fraud was the key driver in the rationalisation of conveyancing panels from 2008 notwithstanding that there are opposing assessments about whether solicitors sat at the center of that fraud. Statistics from HM Land Registry indicates that thousands of law organisations only carry out a couple of conveyances annually. Those vindicating conveyancing panel culls ask why law firms deserve any entitlement to be on a conveyancing panel when clearly conveyancing is not their primary expertise?

Are there restrictive covenants that are commonly identified during conveyancing in Birmingham and the Black Country?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Birmingham and the Black Country. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am purchasing my first flat in Birmingham and the Black Country with the aid of help to buy. The sellers refused to move on the amount so I negotiated 6k of extras instead. The estate agent told me not reveal to my solicitor about this extras as it will put at risk my mortgage with . Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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 estate of my father I am selling a property in Swansea but live in Birmingham and the Black Country. My conveyancer (who is 260 miles awayneeds me to execute a stat dec before the transaction finalising. Can you recommend a conveyancing lawyer in Birmingham and the Black Country to witness this legal document for me?

strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Birmingham and the Black Country based

I acquired a property in Birmingham and the Black Country last and to date it is still not registered with HMLR. It is part of a development site and my told me that it can take twelve months to register. I have spoken with HM Land Registry directly and they say that the initial application was cancelled due to questions not being addressed in time. Should I be concerned?

It is your that you should contact in order to satisfy any concerns which have arisen as part of the registration formalities for your Birmingham and the Black Country property. Normal Birmingham and the Black Country conveyancing practice includes an undertaking on the part of the vendor’s that they will help resolve any requisition raised by HMLR so it may be a case of taking action to enforce that undertaking in some way.