My financial adviser requires my Yardley solicitor’s panel reference for the Lloyds conveyancing panel. Can you suggest how I find this out. I have contacted my local Yardley branch but they have not got back to me yet.

The sensible thing to do is ask for this information from your Yardley . Most Yardley law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

I used Arc property Solicitors a few years ago for my conveyancing in Yardley. I now require my papers 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 Yardley of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Just had an offer accepted on a new build flat in Yardley. Conveyancing is a frightening process 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 legal work.

Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Yardley

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply a car parking plan.

I am looking for a flat up to £235,500 and identified one near me in Yardley I like with a park and station in the vicinity, however it's only got 49 years unexpired on the lease. There is not much else in Yardley in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?

Should you need a home loan the remaining unexpired lease term will likely be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.

I am looking to acquire a repossessed flat in Yardley and the bank selling would like to complete inside a week. Can a meet that timeframe? Am I best advised to select a local Yardley firm or an online firm that professes to offer speedy conveyancing?

Visit your Yardley shopping parade. Go in to 3 firms and ask to talk to a conveyancing solicitor for an estimate. Discuss your situation and seek assurances on time frames. Select the one that appears most efficient. Make sure to select a on the panel of acceptable to your mortgage company.