It is is a decade since I acquired my home in Walsall. Conveyancing solicitors have now been appointed on the sale but I can't locate the deeds. Will this cause complications?

You need not be too concerned. Firstly the deeds may be with your mortgage company or they may be in the possession of the conveyancers who oversaw the purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Nearly all conveyancing in Walsall relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.

Is it necessary to pay for insurance to protect me from financial exposure to chancel repairs when buying a house in Walsall?

Unless a prior purchase of the house completed after 12 October 2013 you could expect conveyancing practitioners conducting conveyancing in Walsall to continue to recommend a chancel search and or chancel repair liability policy.

4 months have gone by since my purchase conveyancing in Walsall concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. 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.

I'm buying my first flat in Walsall with a mortgage from HSBC Bank. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not inform my solicitor about this side-deal as it may adversely affect my loan with the lender. Is this normal?.

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 have been looking for Walsall competitive conveyancing fees. Can I be confident that all the Walsall firms that are listed on your directory are on the bank conveyancing panel?

The law firms on our directory have advised us that they are on the bank panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a lender or a member of the public that the data about a specific Walsall firm being on the mortgage company conveyancing panel is not accurate.