I had intended to instruct a conveyancing solicitor in Locks Heath for our home move. Our financial adviser informed us that our mortgage company Virgin Money won't deal with them. Surely this is unduly restrictive?

Mortgage Companies in the main imposes restrictions either the type or the number of conveyancing practices on their member panel. Typical examples of such criteria being that a law practice must not be a sole practitioner. As well as restricting the type of firm, some have decided to limit the amount of solicitor practices they permit to represent them. You should note that Virgin Money have no responsibility for the quality of advice provided by any member of Virgin Money Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of conveyancing panels a few years ago even though there remains mixed views regarding the level of solicitor involvement in some of that fraud. Figures from the Land Registry indicate that plenty of law firms, including some in or near Locks Heath only execute very few conveyances a year.

I have been told that property searches are a common cause of delay in Locks Heath conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances in the conveyancing process. Searches are not likely to feature in any slowing down conveyancing in Locks Heath.

I'm purchasing my first flat in Locks Heath with a loan from HSBC Bank. The developers refused to budge the price so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not reveal to my conveyancer about this deal as it could put at risk my loan with HSBC Bank. 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 am using a search engine for the words conveyancing in Locks Heath it brings up many conveyancersin the vicinity. How do I determine which is the suitable conveyancing solicitor for my move?

The best method of finding the right conveyancer is through a personal recommendation, so enquire of friends and those you trust who have bought a property in Locks Heath or a local estate agent or mortgage broker. Charges for conveyancing in Locks Heath differ, so it's a good idea to secure at least three costs illustrations from varying types of conveyancers. Dont forget to clarify that the fees are fixed.

I am intending to rent out my leasehold apartment in Locks Heath. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

A small minority of properties in Locks Heath do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I am the registered owner of a 1st floor flat in Locks Heath, conveyancing formalities finalised in 2000. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Locks Heath with a long lease are worth £201,000. The ground rent is £45 invoiced annually. The lease terminates on 21st October 2090

With just 65 years unexpired we estimate the price of your lease extension to range between £13,300 and £15,400 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.