We are selling our house in Dudley. Does my conveyancing practitioner have to be on the Nottingham conveyancing panel in order to deal with repayment of my mortgage?

Ordinarily, even if your lawyer is not on the Nottingham conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently in recent years.

I used Action Conveyancing a few years ago for my conveyancing in Dudley. Now, I need my files however the law firm is no longer operating. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to help locate 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 Dudley of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am purchasing my first flat in Dudley with a mortgage from Norwich and Peterborough Building Society. The builders would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not to tell my conveyancer about the deal as it may impact my loan with Norwich and Peterborough Building Society. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Due to exchange soon on a studio apartment in Dudley. Conveyancing lawyers inform me that they report fully next week. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Dudley should include some of the following:

What options are open to you if a neighbour is in violation of a provision in their lease? What the implications are if you breach a clause of your lease? The total extent of the premises. This may be the flat itself but may incorporate a loft or cellar if relevant. You should be sent a copy of the lease How long the lease is. You should receive guidance as what happens when the lease ends, and aware of the importance of not letting the lease term falling below eighty years

I bought a 2 bed flat in Dudley, conveyancing formalities finalised May 2009. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Dudley with over 90 years remaining are worth £176,000. The ground rent is £50 charged once a year. The lease ceases on 21st October 2104

With only 80 years left to run we estimate the premium for your lease extension to range between £8,600 and £9,800 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed due diligence. You should 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. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.

I have today had an offer accepted on a leasehold flat in Dudley and the estate agent that we are using suggested his property lawyer. He quoted £900 plus VAT and disbursements. Does this sound like a good deal?

You should not rely on one estimate. You should seek like-for-like quotes for your conveyancing in Dudley. Then pick one that you are comfortable with and just as important, is on the approved panel of the bank that you are sourcing your mortgage from.