Are the BSA planning on creating a searchable register to list firms on the Earl Shilton BS conveyancing panel for instance in Hednesford?

We would not expect to be advised of any plans on the part of the BSA to promote such a register.

My relative advised me that if I am buying in Hednesford I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is sometimes included in the estimate for your Hednesford conveyancing searches. It is not a small document of about 40 pages, listing and detailing important information about Hednesford around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Hednesford Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data concerning Hednesford.

I am buying my first flat in Hednesford with the aid of help to buy. The developers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not disclose to my solicitor about this side-deal as it will adversely affect my loan with the lender. Do I keep my lawyer in the dark?.

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.

We're first time buyers - agreed a price, but the selling agent informed us that the owners will only move forward if we use the agent's chosen lawyers as they want an ‘expedited deal’. My instinct tells me that we should use a local conveyancer with experience of conveyancing in Hednesford

It is unlikely the vendors are driving this. Should the vendor desire ‘a quick sale', alienating a genuine buyer is is going to put the whole deal at risk. Contact the owners directly and make sure they understand (a)you are serious buyers (b)you are ready to progress, with finances arranged © you are chain free (d) you intend to proceed fast (e)however you are going to instruct your preferred Hednesford conveyancing solicitors - rather thanthose that will earn the negotiator at the agency a referral fee or achieve conveyancing figures pre-set by senior management.

My wife and I purchased a leasehold flat in Hednesford. Conveyancing and The Mortgage Works mortgage organised. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Hednesford who acted for me is not around. Do I pay?

The first thing you should do is contact the Land Registry to make sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Hednesford conveyancing firm to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I bought a 1st floor flat in Hednesford, conveyancing was carried out April 2010. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Hednesford with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2095

With only 69 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.