We were about to choose a conveyancing solicitor in Wythall recommended using your comparison tool but stumbled across some other fee calculations via the web look cheaper – why is this?

There are numerous solicitors promoting so-called cut-price conveyancing, but additionalfees result in the closing bill totally different to the one you expected. Solicitors are duty bound to ensure fees listed in terms of business should be fair and reasonable invoiced The law firms that we list for conveyancing in Wythall set out all legal fees for the property you intend tobuy.

In what way does my ID and proof of funds have anything to do with my conveyancing in Wythall? Is this really necessary?

To satisfy the Money Laundering Regulations any Wythall conveyancing firm will require evidence of your identity in all conveyancing matters. This is normally dealt with by provision of a passport and an original bank statement or utility account evidencing your correct address.

Under Money Laundering Regulations, property lawyers are obliged by law to ascertain not simply the identity of conveyancing clients but also the origin of monies that they receive in respect of any matter. Refusal to disclose this will result in your lawyer terminating their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your property lawyers are duty bound to make a disclosure to the relevant authorities should they consider that any amounts received by them may contravene the Money Laundering Regulations.

My wife and I purchasing a 4 bedroom semi-detached house in Wythall. The intention is to carry out an extension to the side at the property.Will the conveyancing process involve investigations to ascertain if these alterations are permitted?

Your property lawyer will check the deeds as conveyancing in Wythall will occasionally reveal restrictions in the title deeds which prohibit categories of works or require the permission of another owner. Certain works need local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these issues with a surveyor prior to committing yourself to a purchase.

Please help - my lawyer says that chancel insurance is required on my purchase. What is the level of cover for Wythall conveyancing?

The appropriate level of chancel indemnity insurance depends on who your lender is. It would differ for example between HSBC Bank and Leeds Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.

I have finally had an offer on an apartment in Wythall agreed to, the sellers do nevertheless have a tied purchase. The sellers have put an offer on a property, but it’s not been accepted yet, and have viewings of other properties in the pipeline. I have instructed a high street conveyancing solicitor in Wythall. What do I do now? At what point do I apply for the mortgage with Leeds Building Society?

It is usual to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of one thousand pounds, then valuation, Wythall conveyancing search charges, etc). First, you should check that your conveyancer is on the Leeds Building Society approved list. Regarding the next stages this very much dictated by the circumstances of your transaction, attraction to this property and on the state of the market. In a rising market many home buyers would apply for the mortgage with Leeds Building Society and arrange for the valuation and only if it comes back ok would they request their conveyancer to press on with the conveyancing in Wythall.

I used Action Conveyancing a few years past for my conveyancing in Wythall. Now, I need the documents however the law firm is no longer operating. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Wythall of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am buying a new build house in Wythall with a mortgage from Barclays . The developers would not budge the amount so I negotiated £7000 of extras instead. The property agent told me not to tell my lawyer about the deal as it could put at risk my loan with Barclays . Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.