Me and my partner are purchasing a house in Smethwick. I might seem paranoid but how we can trust a conveyancer? At some point we will need to deposit our life savings into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Completion of my remortgage has taken place for my property in Smethwick. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge 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 Care Team at head office. In most cases 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 had an offer accepted on an apartment in Smethwick on , valuation was booked 3 days after, all came back fine. Property lawyer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the conveyancing panel. Can the lender hold off the offer?

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for to deal with your lawyer's application to be on the conveyancing panel. There's no guarantee that your solicitor will be accepted.

How does conveyancing in Smethwick differ for newly converted properties?

Most buyers of new build or newly converted property in Smethwick come to us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is finished. This is because house builders in Smethwick typically acquire the site, 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 property lawyers 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 Smethwick or who has acted in the same development.

I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Smethwick is where the house is located. Is there any guidance you can impart?

Flying freeholds in Smethwick are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Smethwick you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Smethwick may determine 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 residence.

I invested in buying a 2 bed flat in Smethwick, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Corresponding flats in Smethwick with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 levied per year. The lease runs out on 21st October 50

With only 50 years left to run the likely cost is going to range between £36,100 and £41,800 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 are not able to advice on a more accurate figure without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.

I happen to be an executor of my recently deceased mum’s Will, with a bungalow in Smethwick which will be marketed. The bungalow is unregistered at the Land Registry and I'm told that many purchasers will insist that it is in place before they'll proceed. What's the procedure for this?

In the circumstances that you have set out it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.