It is is a decade since I acquired my home in Irlam. Conveyancing lawyers have just been instructed on the sale but I can't find my title deeds. Will this cause complications?

Don’t worry too much. Firstly the deeds may be with the mortgage company or they could be in the possession of the solicitor who handled your purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Irlam involves registered property but in the rare situation where your home is unregistered it is more problematic but is resolvable.

I'm purchasing my first flat in Irlam with a mortgage from Birmingham Midshires. The builders would not budge the price so I negotiated 6k of extras instead. The property agent advised me not to tell my solicitor about this deal as it could adversely affect my mortgage with Birmingham Midshires. Should I keep quiet?.

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.

I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Irlam is the location of the property. What do you suggest?

Flying freeholds in Irlam are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Irlam you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Irlam may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

My company is looking to take over a lease of a shop on a shopping parade. Can you recommend conveyancers offering fixed costs for non-domestic conveyancing in Irlam for under £1,200?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Irlam, including the disposal and purchase of businesses as well as simply premises. If you are hoping to buy or lease a shop, pub, restaurant, office, retail premises or a whole business we will put you in touch with the right lawyer. Regarding the costs this will depend on the structure and complexity of the proposed transaction. Let us have your details or phone us so that we can furnish you with a fixed commercial conveyancing calculation.

I am using a search engine for the phrase conveyancing in Irlam it shows results of many property lawyersin the vicinity. With so much choice what is the best way to find the right solicitor for my move?

The ideal method of seeking the right conveyancer is through a personal referral, so ask friends and relatives who have purchased a property in Irlam or a reputable estate agent or mortgage broker. Fees for conveyancing in Irlam vary, so it's sensible to obtain at least four fee calculations from varying types of solicitors. Make sure that you clarify what costs in the quote includes.