My lender has recommended solicitors on their panel based in Pelsall but I would rather instruct a conveyancing lawyer in Pelsall round the corner to me. Are you able to help?

It is by no means the case that all Pelsall conveyancing practices are on all banks conveyancing panel. Use our find an approved solicitor tool to identify a Pelsall conveyancing solicitor on the on the mortgage company panel.

Completion of my purchase has taken place for my property in Pelsall. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I am due to exchange contracts on my flat. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being difficult. The Pelsall solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Planning on purchasing a maisonette in Pelsall. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Pelsall solicitor is on the Nationwide conveyancing panel.

A colleague advised me that if I am buying in Pelsall I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is occasionally quoted for as part of the standard Pelsall conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Pelsall around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful information regarding Pelsall.

I am buying a new build apartment in Pelsall. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Pelsall

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision.

In surfing the internet for the term conveyancing in Pelsall it shows results of numerous property lawyersin the vicinity. With so much choice what is the best way to find the suitable solicitor for me?

The best way of seeking a suitable conveyancer is through a trusted recommendation, so ask colleagues and those you trust who have acquired a property in Pelsall or a local estate agent or mortgage broker. Charges for conveyancing in Pelsall vary, so it's advisable to obtain at least four costs illustrations from different property lawyers. Make sure that you know that the charges are assured not to increase.