Can your site be used to locate a Conveyancing solicitor in Birmingham and the Black Country even if I’m not buying or selling a house, for example where I wish to acquire a shop in Birmingham and the Black Country with a mortgage from ?

Our search tool is mainly used to find domestic conveyancing solicitors in Birmingham and the Black Country but we have listed at the end of this page a selection of Birmingham and the Black Country commercial conveyancing firms. You should enquire with the solicitors directly to see if they are also authorised to represent

There are numerous conveyancing solicitors in Birmingham and the Black Country but how do I know who I should use?

We would encourage you not to base your choice on the cheapest Birmingham and the Black Country conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

Are all Birmingham and the Black Country Conveyancing Quality Solicitors on the conveyancing list of approved solicitors?

It is true that some banks and building societies now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.

I am due to exchange contracts on my apartment. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, are being problematic. The Birmingham and the Black Country solicitor who is on the conveyancing panel is happy to accept ‘lack of building regulation’ insurance but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have recentlydiscovered that Wolstenholmes have been shut down. They conducted my conveyancing in Birmingham and the Black Country for a purchase of a leasehold apartment 12 months ago. How can I be sure that the property is in my name in the name of the former proprietor?

The easiest method to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Birmingham and the Black Country conveyancing specialists.

I am buying a new build house in Birmingham and the Black Country with a loan from . The builders refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not reveal to my conveyancer about the extras as it would adversely affect my loan with the bank. 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.

Is it simple use your search facility to select a conveyancing practitioner in Birmingham and the Black Country on the approved list for my mortgage?

Step one is to pick a bank such as , or then type in your location e.g. Birmingham and the Black Country. Conveyancing organisations in Birmingham and the Black Country and beyond will then be identified.