As I am unsure how the conveyancing bit works what is the most important number one tip you can impart concerning purchase conveyancing in Shelfield?

You may not hear this from too many lawyers but conveyancing in Shelfield or throughout England and Wales is an adversarial process. Put another way, when it comes to conveyancing there exists plenty of opportunity for friction between you and other parties involved in the home moving process. For instance, the seller, estate agent and sometimes a mortgage company. Choosing a law firm for your conveyancing in Shelfield should not be taken lightly as your conveyancer is your adviser, and is the ONE person in the process whose interest is to act in your best interests and to protect you.

We are witnessing a distinct increase in the "blame" culture- someone must be at fault for the process being so protracted. You your first instinct should be to trust your solicitor above the other players in the home moving process.

The Shelfield conveyancing solicitors that I appointed last week on my house acquisition in Shelfield have suddenly shut down. I chose them because I needed a firm on the HSBC conveyancing panel and my preferred Shelfield lawyer was not. I issued them a cheque for two hundred pounds in advance. What should be my next steps?

If you have an estate agent involved then let them know straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the HSBC conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.

When it comes to lenders such as HSBC, do Shelfield lawyers incur an annual charge to be on the list of approved solicitors?

We are unaware of any mortgage company fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

I have decided to exercise my right to buy my property in Shelfield off the council. I have a mortgage offer with Nottingham. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.

Santander have agreed my mortgage in principle, my offer on a apartment in Shelfield has been agreed to, now what?

The estate agent will want to be advised as to your conveyancing practitioner's details (ensure that the conveyancers are on the lender’s panel). Contact Santander or your financial adviser and finalise any relevant paperwork. Santander will instruct a valuer who will get in touch with the estate agent or vendor to book an appointment. Once carried out (assuming no problems) it takes approximately a fortnight to receive the mortgage offer. Santander will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Shelfield.

I need some fast conveyancing in Shelfield as I am under a deadline to sign on the dotted line inside 2 weeks. A home loan is not required. Is it possible to avoid the conveyancing searches to save money and time?

If.Given you are are a mortgage free buyer you are at liberty not to have searches conducted although no lawyer would suggest that you don't. Drawing on our experience of conveyancing in Shelfield the following are examples of issues that can be revealed and adversely affect future saleability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Road Schemes,...

I am short of a 10% deposit on my flat purchase in Shelfield , but I am anxious proceed. What can I do?

You can agree a lower deposit. Many vendors will agree to a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute