What is the most effective way to find the right solicitor who can provide a high level service for our conveyancing in Walsall?

Option 1 is to ask connections who they would recommend.

Second, look on the internet for conveyancing in Walsall. Telephone a couple or more firms from the list and invite them to email you their conveyancing costs illustrations and have a conversation with the lawyer who will conduct the conveyancing prior tocommitting.

Option 3 is to make use of this site to assist you in finding the right lawyers taking into account your unique expectations including location,deadlines, complexity and who the proposed mortgage company is. Don't take the bait of £99 conveyancing in Walsall

I have given 8 weeks notice to my current landlord and have to leave my rented property in Walsall by 30/12/2024. Conveyancing on my purchase is underway. Can I complete in three weeks as don't want to have to move into short term accommodation?

It is unwise to provide notice for your letting unless you have exchanged. If you have not previously done so, notify to your lawyer and request that they chase the owners lawyers, try to an acceptable time-line that everyone will work towards

Can I be sure that the Walsall conveyancing solicitor on the Nottingham panel is any good?

When it comes to conveyancing in Walsall seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor conducting your conveyancing.

I am expecting a OIP from UBS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Walsall solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Walsall solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.

After much negotiation I have agreed a price on an apartment in Walsall. My mortgage broker suggested a property lawyer. I paid an upfront payment of £225. A couple of days later, the conveyancer contacted me sheepishly admitting that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Are there restrictive covenants that are commonly identified as part of conveyancing in Walsall?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Walsall. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Is it best to instruct a Walsall conveyancing lawyer in close proximity to the house I am buying? I have an old university friend who can deal with the conveyancing however his firm is located 400miles away.

The benefit of a high street Walsall conveyancing practice is that you can attend the office to execute paperwork, present your identification documents and apply pressure on them if necessary. Having local Walsall know how is a plus. However it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and they were content that should outweigh using an unknown Walsall conveyancing lawyer solely due to them being round the corner.