We were about to instruct a conveyancing solicitor in Solihull found using your comparison tool but have come across alternative estimates via the web seem less expensive – how come?

You can find many firms of firms advertising so-called £99 conveyancing, unfortunately it’s common in such cases for supplementalcharges result in the closing invoice being escalated. Conveyancers are obliged to make sure that charges listed in terms and conditions should be equitable raised The solicitors that we put forward for conveyancing in Solihull specify all costs for the property you intend tobuy.

The sellers of the property we are purchasing have instructed a conveyancing firm in Solihull who has insisted on a preliminary agreement with a non-refundable deposit of 5k. Are such agreements sensible?

There are two main drawbacks with executing a lock out contract (sometimes referred to as an exclusivity agreement) is that it takes away the focus from moving forward with the conveyancing transaction itself, so in the absence of it needing minimal or no negotiation then it could transpire to be a hindrance. It is not particularly popular by Solihull conveyancing practitioners as a result. The other main concern is the extent of the remedies available - a jilted buyer is not likely to secure an injunctive ruling by a court to prohibit the owner selling to another buyer, so the only remedy open via the contract will be the reimbursement of wasted costs and, in rare scenarios, the extra payment of penalties.

We have a mortgage agreed in principle with Yorkshire BS. Solihull conveyancing practitioners are instructed. What is the average time that one could expect to receive a mortgage offer from Yorkshire BS?

Some lenders take longer than others. Have Yorkshire BS done the valuation? Have you advised Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I'm in the process of looking at flats in Solihull and I am about to put in an offer. Should I already have a conveyancer in place at this stage? I intend to finance via a mortgage with Kent Reliance.

It would be sensible to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are taking out a mortgage with Kent Reliance, make sure you remember to check that your lawyer is on the Kent Reliance conveyancing panel.

I have paid off my mortgage with Aldermore. I assume I don't need a Solihull conveyancer on the Aldermore panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Aldermore has sent the Land Registry the discharge electronically, and
3. Aldermore has instructed the Land Registry to do so

I got the keys to my flat on 7 September and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Solihull said it will be concluded in less than a month. Are properties in Solihull particularly slow to register?

There is nothing unique about conveyancing in Solihull registration formalities. Rather than based on location, timeframes can adjust subject to the party submitting the application, whether there are errors and if the Land registry communicate with any interested parties. At present approximately three quarters of such applications are fully dealt with within two weeks but some can be subject to protracted hold-ups. Historically registration is effected after the new owner is living at the premises thus 'speed' is not typically top priority but if there is a degree of urgency associated with the registration then you or your solicitor must speak with the land registry and explain the circumstances.

I am buying a garden maisonette in Solihull. Conveyancing solicitor is waiting for, from the vendor, building insurance schedule. This morning I was advised that the vendor must forward the insurance paperwork for the flat above as well. Why would my conveyancer need to see the insurance for the flat above? Is it strictly necessary? We have been in hold for the previous month…

It is not unheard of in leasehold conveyancing in Solihull to discover Conveyancing in Solihull in a minority of cases reveals that the lease requires the tenant's to insure their individual flats rather than the freeholder insuring the whole premises - which is definitely preferable. Do check with your conveyancer but it would seem that your conveyancing practitioner is attempting to verify that the entire building is insured. Insuring a ground floor flat is no help when it comes to rebuilding after a fire if the 1st floor cannot be rebuilt as a result of lack of insurance.