My best friend’s dad is a property lawyer. I expect that I will be offered preferential rates for conveyancing, However if that does not come materialise, what level of costs should I be paying for conveyancing in Coleshill?

Do compare pricing. Do use our search tool on this page. You will notice that prices will be different but service levels do differ between conveyancers as is the case with the vast majority of professional services.

We previously chose conveyancing lawyers locally in Coleshill on the Santander solicitor panel. They have just invoiced me a further fee for handling the Santander mortgage. Is this an additional conveyancing fee set by Santander?

As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your lawyer can charge a fee for this. This charge is not dictated by Santander but by your Coleshill lawyer. Some firms on the Santander panel will charge ’dealing with mortgage’ fee but some firms include it on their overall fee.

I have decided to exercise my right to buy my property in Coleshill off the council. I have a mortgage agreed with Barclays. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.

I can not fathom if my lender requires a lease extension. I have called my Coleshill bank branch on various occasions and was told it does not affect the mortgage offer and they will lend. My Coleshill conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they will not lend in accordance with their specific requirements. I simply don't know who is right.

Provided that the conveyancer is on the lender panel, she or he must follow the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a simple, chain free conveyancing. Coleshill is where the house is located. Is there any guidance you can impart?

Flying freeholds in Coleshill are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Coleshill you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Coleshill may ascertain 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 downsizing from my home. My previous lawyers closed down. I am in need of a recommendation of a conveyancing firm. I happen to live in Coleshill if that makes a difference.

Do use our search tool to help you choose a solicitor for your conveyancing in Coleshill. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.

My conveyancers in Coleshill have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the mortgage company. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a prescribed period?

Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.