I require conveyancing for an apartment in a relatively new development (five years old) in Nechells. The vast majority the appartments are already sold. Do I need carry out the neighbourhood searches as part of conveyancing in Nechells?

You are opening yourself up to an unnecessary risk in failing carrying out Nechells conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would seriously advise in the strongest possible terms that you have them. Where time pressures and driving down costs are top of your issues you should consider with your conveyancer about the option of search insurance

Can you explain why leasehold purchase conveyancing in Nechells costs more?

In summary, leasehold conveyancing in Nechells and usually involve additional hours of investigation compared to freehold transactions. This includes checking the lease terms, corresponding with the landlord concerning the service of required notices, procuring up-to-date service charge and management information, procuring the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different leaseholders have owned the lease since it was first entered into.

I purchased my home on 10 January and my personal details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Nechells said it would be registered in a couple of weeks. Are titles in Nechells particularly slow to register?

As far as conveyancing in Nechells registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can adjust depending on the party submitting the application, whether there are errors and whether the Land registry must send notices to any third parties. As of today roughly 80% of such applications are fully addressed within two weeks but occasionally there can be extensive delays. Historically registration takes place after the new owner is living at the property so 'speed' is not typically primary concern yet where it is urgent that the the registration takes place urgently then you or your solicitor can speak with the land registry and explain the circumstances.

I'm purchasing a new build house in Nechells with a loan from . The developers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The estate agent told me not to tell my solicitor about the side-deal as it may adversely affect 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.

My partner and I have an offer in principle from who suggested that they will loan up to £218k. At what point do we need to instruct a lawyer for conveyancing? Nechells is where we plan to move to.

You can appoint a now so that the can open the file so they can conduct their ID checks etc. Once you wish them to start work you will be asked for a payment on account usually about £175. That should generally be after you have the loan offer from your bank and survey back, however should you want to speed the process you can start sooner albeit risking some expense.