Due to move into my new home in Sparkhill next Tuesday. My now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the bank. What risks does the bank expect the insurance to cover?

Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These obligations are not limited to conveyancing in Sparkhill.

We are buying a property in Sparkhill. I might seem paranoid but how we can trust a lawyer? At some point we have to deposit our life savings into their account. What protection do we have from them run away with our deposit?

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.

I had an offer accepted on an apartment in Sparkhill on , valuation was booked 3 days later, all came back fine. Solicitor 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?

Mortgage companies tend not to not issue a mortgage 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.

have agreed my mortgage in principle, my bid on a house in Sparkhill has been agreed to, what happens next?

Your property agent will wish to be informed of your 's details (ensure that the are on the bank’s panel). Telephone or your broker and complete any outstanding paperwork. will appoint a valuer who will get in touch with the estate agent or owners to schedule a time for the valuation to happen. Once conducted (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. will send the offer to you and your . The legal work will then take it’s course according the nature and complexity of the conveyancing in Sparkhill.

Do I need to pay for insurance to address the risk of chancel repairs when purchasing a property in Sparkhill?

Unless a prior purchase of the property took place after 12 October 2013 you may assume that conveyancing practitioners conducting conveyancing in Sparkhill to remain encouraging a chancel search and or insurance against a claim.

I used Arc property Solicitors several years ago for my conveyancing in Sparkhill. Now, I need the files however the law firm has closed. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Sparkhill of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

The solicitors carrying out our conveyancing in Sparkhill has sent documents to review that state the property is unregistered with epitome documents. Why is the property not registred at HM Land Regsitry?

Although the vast majorities of properties in Sparkhill are now registered with HM Land Registry there are still a few that remain unregistered. Any property in Sparkhill that has been purchased since the late 1980’s will have been registered at the HM Land Registry under the compulsory ‘first registration’ scheme. However, if a Sparkhill property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Sparkhill conveyancing solicitors will be familiar with this type of conveyancing but where uncertainty prevails the conventional recommendation these days is for the seller’s conveyancer to undertake the registration formalities first and subsequently deal with the disposal - this no doubt result in a significant delay.