Can you recommend a Nationwide Building Society allowed Smethwick conveyancing conveyancer finish our house move within a short deadline? Am I best advised to go for a local Smethwick practice or a nationwide conveyancer?

We can recommend some very good Smethwick conveyancing firms. You can also walk up the main road in Smethwick. Go in to a couple of firms and request to speak with a conveyancing solicitor for a quote. Explain your requirements together with the reasons and ask for a commitment on speed. Choose the one that genuine.

We previously selected conveyancers locally in Smethwick on the Principality solicitor panel. They are now charging me an additional charge for dealing with the Principality mortgage. Is this an additional conveyancing fee specified by Principality?

As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your conveyancer can levy a fee for this. The fee is not set by Principality but by your Smethwick property lawyer. Plenty of firms on the Principality panel will quote an ‘acting for lender’ fee but many practices incorporate it on their overall fee.

How can we know in advance if a Smethwick conveyancing solicitor on the Clydesdale panel is any good?

When it comes to conveyancing in Smethwick obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor conducting your transaction.

My husband and I have arranged a further advance on our mortgage from Lloyds as we wish to conduct renovations to our home in Smethwick. Do we need to choose a high street Smethwick solicitor on the Lloyds conveyancing panel to deal with the paperwork?

Lloyds would not normally appoint firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds conveyancing panel.

About to purchase a new build apartment in Smethwick. Conveyancing is daunting 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 is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Smethwick

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are architect prepared.

I have been on the look out for a leasehold apartment up to £195,000 and found one near me in Smethwick I like with a park and railway links nearby, the downside is that it's only got 51 years on the lease. There is not much else in Smethwick in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

If you require a mortgage the shortness of the lease may be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.

I am hoping to acquire a repression property in Smethwick and the bank selling demand completion inside a month. Can a lawyer complete in this timeframe? Am I best advised to use a high street Smethwick firm or an online company that advertises to offer speedy conveyancing?

Visit your Smethwick high street. Pop in to two or three solicitor’s offices and ask to see a conveyancing solicitor for a quote. Set out your situation and try and obtain a commitment on speed. Appoint the one that appears most genuine. You need to select a property lawyer on the list of conveyancing practitioners acceptable to your bank.