We chose a high street firm for our conveyancing in Selly Oak recently. Going through the terms of engagement I seeI am on the hook for costs even if the sale doesn't happen. Should I ditch them and appoint a web based conveyancing brokerage offering no-sale-no-fee conveyancing in Selly Oak?

It is usually a trade off in that if "No Completion No Fee" is available then the fee levels will tend to be be higher to neutralise the conveyances that do not proceed. Do bear in mind that such promotions generally do not cover expenses by way of example Selly Oak conveyancing search expenses.

I am buying a terrace house in Selly Oak. The intention is to convert the garage to an office at the property.Will the conveyancing process include checks to see if these alterations are allowed?

Your solicitor will review the registered title as conveyancing in Selly Oak can occasionally identify restrictions in the title documents which restrict categories of alterations or require the permission of a 3rd party. Many additions call for local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.

Can you point me to a directory of Nationwide panel conveyancers in Selly Oak on the Council of Mortgage Lender’s Website?

No. There is no such facility on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings available on the web. If you are seeking to appoint a Selly Oak solicitor on the Nationwide please make the most of our facility.

I currently have a mortgage with TSB for my property in Selly Oak. Conveyancing has been completed 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform TSB?

Your original mortgage agreement with TSB will provide that you need their approval in advance of letting out your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. It should not be necessary to do this via a TSB conveyancing panel solicitor.

Should commercial conveyancing searches reveal proposed roadworks that may affect a commercial estate in Selly Oak?

Many commercial conveyancing solicitors in Selly Oak will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Selly Oak. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Selly Oak.

For every commercial conveyancing transaction in Selly Oak it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Selly Oak commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Selly Oak.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Selly Oak?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Selly Oak. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

How does conveyancing in Selly Oak differ for new build properties?

Most buyers of new build property in Selly Oak approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is finished. This is because new home sellers in Selly Oak usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Selly Oak or who has acted in the same development.