My brother-in-law has suggested I instruct a conveyancing solicitor in Wythall. I need to find out whether they are on the Nationwide Building Society conveyancing panel. Can you help?

You should contact your lawyer and enquire if they are on the lender panel. Alternatively please get in touch with Nationwide Building Society who may be able to help.

My bid for a property was accepted at auction in Wythall. Conveyancing is needed. What is next?

Having exchanged you now have to instruct a conveyancing lawyer as a matter of urgency as you are facing a fast approaching a drop dead date to complete the deal. Every auction property should have a corresponding legal pack. This will include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the legal papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You should pass this on to the lawyer working for you ASAP. You also need to ensure that that you have the requisite funding in place to complete the transaction on the set completion date.

I happen to be the sole recipient of my late father’s will with all property in now in my sole name, including the my former home in Wythall. Conveyancing formalities meant that the Land Registry date was in December. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my proprietorship could be treated the same way as though I had purchased the property in December. Do I have to wait half a year to sell?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. Most banks would take a pragmatic view as this requirement is principally there to capture subsales or the flipping of properties.

The formalities of my purchase has taken place for my property in Wythall. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

The estate agent has sent us the confirmation of our purchase of a new build flat in Wythall. Conveyancing is necessary evil 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.

Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Wythall

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I am looking for a leasehold apartment up to £245,000 and identified one close by in Wythall I like with amenity areas and railway links nearby, the downside is that it's only got 51 remaining years left on the lease. I can't really find anything else in Wythall for this price, so just wondered if I would be making a mistake acquiring a short lease?

Should you need a home loan the remaining unexpired lease term may be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.

What is the distinction between surveying and conveyancing in Wythall?

Conveyancing - in Wythall or anywhere in England and Wales - is the legal term given to transferring legal title of property from one person to another. It involves the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are purchasing and will help you find out about the condition of the building and, if there are problems, give you a powerful reason for reducing the price down or asking the vendor to remedy the defects before you move in.