Please help. My Kings Norton lawyer is informing me me that he has toconduct Kings Norton conveyancing searches becausethe firm are on the HSBCconveyancing panel. These Kings Norton checks cost a lot of money can this be avoided?

You have limited options available to you. As you are taking a mortgage with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Kings Norton conveyancing searches.

I'm purchasing a new build house in Kings Norton with the aid of help to buy. The builders would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not inform my solicitor about this side-deal as it will impact my mortgage with Nottingham Building Society. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Kings Norton is where the house is located. Can you shed any light on this issue?

Flying freeholds in Kings Norton are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Kings Norton you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kings Norton 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 premises.

I need to instruct a conveyancing solicitor in Kings Norton for my sale. Is there any facility to check a firm’s complaints history with the profession’s regulator?

Anyone can search for documented Solicitor Regulator Association (SRA) decisions arising from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA could monitor telephone calls for training reasons.

My partner is buying a shared ownership flat in Kings Norton. He has received an estimate by the solicitor connected to the selling agents and it came to £1245 . It was fifteen years ago I sold and purchased a house and the bill was £495. Have charges really escalated to that extent?

What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for example Kings Norton searches, land registry fees, etc)