My partner and I are looking to purchase a house in Willenhall and are in fact using a Willenhall conveyancing practice. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Barnsley Building Society have this evening contacted us to advise us that there is now an issue as our Willenhall lawyer is not on their conveyancing panel. What do we do from here?

When purchasing a property with mortgage finance it is normal for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Willenhall lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.

The owners of the house we are hoping to buy have instructed a conveyancing solicitor in Willenhall who has recommended a exclusivity agreement with a down payment of 5k. Are such agreements sensible?

Exclusivity agreements are contracts binding a property vendor and prospective buyer giving the buyer a ‘clear field’ to purchase the property for a set period of time. For all intents and purposes, an exclusivity is a document stating that you should have a contract at a later date which is the main conveyancing contract. It is generally utilised for buyer assurance though in some cases, the seller may enjoy an upside from such agreements as well. There are various pros and cons to having an agreement but you should to check with your conveyancer but note that it may result in costing you extra in conveyancing charges. For this these agreements are rare in relation to conveyancing in Willenhall.

Will commercial conveyancing searches reveal planned roadworks that could impact a commercial land in Willenhall?

Its becoming the norm that commercial conveyancing solicitors in Willenhall will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Willenhall. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Willenhall.

For each commercial conveyancing transaction in Willenhall it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Willenhall commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Willenhall.

Just had an offer accepted on a new build flat in Willenhall. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Willenhall

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are architect prepared.

In my capacity as executor for the estate of my father I am selling a house in Swansea but live in Willenhall. My solicitor (approximately 250 miles awayneeds me to sign a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing solicitor in Willenhall who can witness this legal document for me?

Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are Willenhall based