Our Sutton Coldfield lawyer has discovered a difference when comparing the assumptions in the valuation survey and what is revealed within the legal papers for the property. My solicitor informs me that he needs to ensure that the lender is happy with this discrepancy and is content to go ahead. Is my lawyer’s stance appropriate?

Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

Forgive me if this question is silly but I am unexperienced as a first time purchaser of a garden flat in Sutton Coldfield. Do I collect the keys to the house on completion from my conveyancer? If this is the case, I will find a High Street conveyancing solicitor in Sutton Coldfield?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you should be able to receive the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.

A colleague advised me that in buying a property in Sutton Coldfield there could be a number of restrictions preventing external changes to a property. Is this right?

There are anumerous of properties in Sutton Coldfield which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Sutton Coldfield should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Is it correct that all Sutton Coldfield CQS (Conveyancing Quality Scheme) solicitors are on the Bank of Ireland conveyancing panel?

A selection of lenders now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.

I have been told that property searches are the main reason for hinderance in Sutton Coldfield conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of delays during the legal transfer of property. Local searches are not likely to be the root cause of holding up conveyancing in Sutton Coldfield.

4 months have elapsed following my purchase conveyancing in Sutton Coldfield took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

At long last a loan agreement from a bank for the remortgage of my 3 bedroom garden flat is due any day now. Are you able to recommend a low cost remortgage conveyancing law firm in Sutton Coldfield ?

You have come to the wrong place to search for the lowest fares for conveyancing in Sutton Coldfield. Our intention is to offer value for money conveyancing but we do not aim to advertise as being the cheapest. Resist the temptation to appoint brokers offering low cost conveyancing in Sutton Coldfield.At best, in opting for cheap conveyancing, you will end up with what you pay for and at worst you will end up invoiced for additional fee and still not get the service you were looking for.