My husband and I are buying a newly constructed duplex in Wednesbury and my conveyancer is informing me that she has to the mortgage company to disclose incentives from the developer. The Estate Agents are hassling me to exchange and I don't want to delay matters. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your . A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I am selling our house in Wednesbury and according to the buyers it appears that there is a risk of it being built on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the buyers are using a national conveyancing practice as opposed to a conveyancing solicitor in Wednesbury. We have lived in Wednesbury for three years we know that this is a non issue. Should we contact our local Authority to get clarification that there is no issue.

It would appear that you have a conveyancing firm already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

I purchased my flat on 3 October and my personal details is yet to be registered. Should I be concerned? My conveyancing solicitor in Wednesbury said it should be recorded in less than a month. Are transfers in Wednesbury particularly slow to register?

There is nothing unique about conveyancing in Wednesbury registration formalities. As opposed to being determined by geographic area, timeframes can adjust depending on the party submitting the application, whether it is in order and whether the Land registry communicate with any interested persons or bodies. At present in the region of three quarters of such applications are completed in less than three weeks but some can be subject to longer delays. Historically registration is effected once the purchaser has moved in to the property therefore registration formalities is not typically primary concern yet if there is a degree of urgency associated with the registration then you or your lawyers must speak with the land registry and explain the circumstances.

We're new to the buying process - had an offer accepted, yet the property agent told us that the vendor will only move forward if we use their recommended solicitors as they need an ‘expedited deal’. We would rather use a high street conveyancer used to conveyancing in Wednesbury

It is highly unlikely the sellers are behind this. If they require ‘a quick sale', turning down a serious buyer is going to damage their objectives. Speak to the owners direct and make sure they comprehend that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you are going to instruct your own,trusted Wednesbury conveyancing lawyers - as opposed tothose that will earn the estate agent a introducer fee or meet his conveyancing thresholds demanded by corporate headquarters.

I have been Googling for Wednesbury competitive conveyancing fees. Can I be sure that all the Wednesbury firms that are identified on your website are on the lender conveyancing panel?

The solicitor and licensed conveyancing practices on our directory have assured us via an online form that they are on the lender panel and agreed to advise us to take down their listing in the event of removal off of the bank panel. To date we have not been informed by either a lender or a member of the public that the data about a specific Wednesbury conveyancing solicitor being on the bank conveyancing panel is not accurate.