IfI was to buy a freehold housein Wednesbury mortgage fee and dispense with a survey and no conveyancing searches how much would I expect to to save on my conveyancing in Wednesbury?

Any savings you would achieve will be isolated to the disbursement for searches. A solicitor still got to do everything else - money laundering, correspond with your vendors conveyancer, SDLT return, register the property etc. You might save a bit for them not having to register a charge but it won't be meaningful.

I own a freehold residence in Wednesbury but nevertheless invoiced for rent, why is this and what is this?

It’s unusual for properties in Wednesbury and has limited impact for conveyancing in Wednesbury but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.

Can you clarify what the consequences are if my solicitor is suspended from the Kent Reliance Solicitor panel ahead of completing my conveyancing in Wednesbury?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

I opted to have a survey carried out on a property in Wednesbury ahead of instructing lawyers. I have been advised that there is a flying freehold element to the house. My surveyor advised that some lenders may refuse to give a loan on a flying freehold house.

It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. Should you wish to call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Wednesbury. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Wednesbury to see if the conveyancing costs will increase in light of this.

I need to find a bank panel solicitor in Wednesbury. Can you assist?

It is not clear why you need a Wednesbury panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the lender to find out which solicitors in Wednesbury are on their panel . If you do find such a firm in Wednesbury not listed please direct them to our site to list. After all the cost is only one £1 a month