Am I correct in assuming that the fact that my solicitor in Smethwick is not on my bank's conveyancing panel that there is a problem with the standard of the firm’s work?

That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Smethwick conveyancing practice and enquire why they are no longer on the approved list for your lender.

At what point does exchange of contracts occur in sale conveyancing in Smethwick and am I required to attend the conveyancers office?

Where you are in close proximity to one of the conveyancing solicitors in Smethwick you are invited in to sign the paperwork. However, the firms we work with provide countrywide coverage for conveyancing and give as equally comprehensive and professional a job for you when dealing with you by post or email. The signing of the sale agreement is not when everything is set in stone. Signing on the dotted line is necessary for the solicitor to address the formalities at the appropriate time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Smethwick)to be in the office available at the end of the phone to exchange contracts.

Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Smethwick is the location of the property. Can you offer any assistance?

Flying freeholds in Smethwick are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Smethwick you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Smethwick may decide 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 premises.

I need to retain a conveyancing solicitor for freehold conveyancing in Smethwick. I've chance upon a site which looks to be the ideal solution If it is possible to get all the legals done via phone that would be preferable. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Having had my offer accepted I require leasehold conveyancing in Smethwick. Before diving in I want to be sure as to the number of years remaining on the lease.

If the lease is registered - and most are in Smethwick - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I own a 2 bed flat in Smethwick, conveyancing formalities finalised in 2010. Can you work out an approximate cost of a lease extension? Comparable properties in Smethwick with over 90 years remaining are worth £201,000. The ground rent is £45 levied per year. The lease expires on 21st October 2089

With only 64 years unexpired we estimate the premium for your lease extension to be between £15,200 and £17,600 as well as legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.