It is 10 years ago since I acquired my property in Wythall. Conveyancing lawyers have just been retained on the sale but I am unable to track down my title documents. Is this a problem?

Don’t worry too much. First there is a possibility that the deeds will be with the lender or they could still be with the lawyers who handled the purchase. Secondly in all probability the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Nearly all conveyancing in Wythall relates to registered property but in the unlikely event that your property is not registered it is more tricky but is not insurmountable.

I am helping my niece sell her flat in Wythall. Will the conveyancing solicitor order the EPC or it is for me to coordinate?

Following the abolition of Home Information Packs, energy performance certificates became a compulsory part of moving property. An EPC should be commissioned in advance of the property being marketed. This is not a task that lawyers normally arrange. Where you are using a Wythall conveyancing solicitor they might be willing to arrange EPC’s due to their relationships with reputable local assessors

I am planning to move house in March. Will my conveyancing solicitor update the removal company on the completion day. On a separate note, can you put forward a removal company in Wythall. Conveyancing firm was found before I stumbled across your site.

On the day of completion you will need to pick up the keys from your selling agent however this should only occur after the sellers solicitors confirm to the agent that they have the completion monies and the keys can be passed over. After that you can tell the removal company that they can start moving you in. We are not in a position to suggest a particular removal company but can assist you in choosing a residential property solicitor in Wythall or a firm with expertise in conveyancing in Wythall.

I have decided to exercise my right to buy my property in Wythall off the council. I have a mortgage offer with Principality. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Principality, you will need to appoint a solicitor on the Principality conveyancing panel.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Wythall is the location of the property. Can you offer any advice?

Flying freeholds in Wythall are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wythall you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wythall may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

How straightforward is it to use your search tool to find a conveyancing lawyer in Wythall on the panel for my lender?

Step one is to choose a lender such as Birmingham Midshires, Coventry Building Society or Godiva Mortgages Ltd then type in your preferred area for example Wythall. Conveyancing organisations in Wythall and nationally should be shown.

I am thinking of choosing a web based solicitor rather than a Wythall conveyancing practice. Am I making a mistake?

Advantages do exist in being able to pop in to a local Wythall conveyancing solicitor for example

• signing papers on short notice
• sometimes being able to speak to someone face-to-face can make a significant difference, particularly for non-standard transactions
• the ability to raise concerns if matters go pear-shaped

When analysing estimates, look out for hidden extras. The majority decent Wythall high street solicitors give an all-inclusive price. Many online companies seem to offer low cost fees, yet have hidden 'extras' in the small print.