Just been in touch with my conveyancing solicitor in Kings Norton who acted for me two years ago requesting a conveyancing estimate based on an identical type of house move (a leasehold premises and a freehold premises) of almost identical values with a mortgage from Santander. It looks as though am now being charged twice the amount. Should I look for a cheaper internet property lawyer?

The estimate does seem a tad overpriced. If you shop around you might get the conveyancing a bit cheaper by perhaps a hundred pounds. That being said, providing that you were pleased with the assistance the firm offered you maylive to regret choosing an an untested lawyer. Don't forget to ensure that the firm can represent Santander. You can utilise our search tool to select a Kings Norton conveyancing firm on the Santander member panel, which can often include conveyancing solicitors in Kings Norton.

I have todaybeen informed that Action Conveyancing have been shut down. They conducted my conveyancing in Kings Norton for a purchase of a leasehold apartment 12 months ago. How can I be sure that my home is in my name in the name of the previous owner?

The easiest method to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Kings Norton conveyancing specialists.

I have been on the look out for a ground for flat up to £235,500 and identified one close by in Kings Norton I like with a park and station nearby, however it's only got 61 years unexpired on the lease. There is not much else in Kings Norton suitable, so just wondered if I would be making a grave error buying a short lease?

If you need a mortgage the shortness of the lease will likely be a potential deal breaker. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.

My cousin has urged me to use his conveyancing solicitors in Kings Norton. Do I follow his recommendation?

Much as we are happy to recommend a Kings Norton conveyancing lawyer it’s preferable to choose a conveyancing practitioner is to have guidance from friends or family who have previously instructed the firm that you are considering.

My solicitors in Kings Norton have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the mortgage company. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a prescribed period?

Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.