Completed the sale of my flat in Hockley Heath last November yet the purchaser is telephoning every few hours to say their conveyancer needs to hear from mine. What should have happened now that I have sold?

Following your sale your conveyancer should forward the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. If applicable, your solicitor must also evidence that the mortgage has been repaid to the buyers lawyers. There are no post completion procedures specific conveyancing in Hockley Heath.

Can you help - my lawyer says that breach of easement insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Hockley Heath?

The right level of breach of easement indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and The Mortgage Works. Conveyancing lawyers as opposed to members of the public take out such insurances.

When it comes to mortgage companies such as TSB, do Hockley Heath solicitors face a yearly amount to be on the list of approved solicitors?

We are unaware of any bank fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

I am currently in the process of buying my council flat in Hockley Heath. I have a mortgage agreed with Clydesdale. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.

Will our lawyer be raising questions about flooding during the conveyancing in Hockley Heath.

The risk of flooding is if increasing concern for solicitors dealing with homes in Hockley Heath. There are those who buy a property in Hockley Heath, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to offer advice on flood risk, but there are a various searches that may be undertaken by the buyer or by their solicitors which will give them a better appreciation of the risks in Hockley Heath. The standard information sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard question of the vendor to find out if the property has suffered from flooding. If the residence has been flooded in past which is not notified by the vendor, then a buyer may issue a legal claim for losses stemming from an inaccurate reply. A buyer’s solicitors should also commission an environmental report. This should indicate whether there is any known flood risk. If so, more detailed inquiries should be made.

I have been on the look out for a leasehold apartment up to £195,000 and found one near me in Hockley Heath I like with a park and station in the vicinity, however it's only got 49 years unexpired on the lease. I can't really find anything else in Hockley Heath for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you need a home loan that many years will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.

My step-father has encouraged me to appoint his lawyers for conveyancing in Hockley Heath. Should I use them?

There are no two ways about it it’s preferable to choose a conveyancing practitioner is to seek feedback from friends or relatives who have experience in using the solicitor that you are contemplating using.