Are the BSA planning on creating a online directory to to identify law firms on the Coventry BS conveyancing panel for instance in Brierley Hill?

We would not expect to be advised of any intention on the part of the BSA to develop such a register.

I have today made my last payment due on my mortgage with Principality. I assume I don't need a Brierley Hill conveyancer on the Principality panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

Completion of my remortgage has taken place for my property in Brierley Hill. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

At last I have had an offer on a maisonette in Brierley Hill accepted, the sellers do nevertheless have an associated purchase. The owners have offered on on an apartment, but it’s not yet agreed to, and have viewings of other flats in the pipeline. I have instructed a local conveyancing solicitor in Brierley Hill. What do I do now? At what stage do I apply for the mortgage with Skipton?

It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx £1k, then survey, Brierley Hill conveyancing search charges, etc). First, you should check that your conveyancer is on the Skipton conveyancing panel. Regarding the subsequent stages this very much depends on the circumstances of your transaction, motivation for the property and on the state of the market. During a buoyant market some home buyers would apply for a home loan with Skipton and arrange for the valuation and only if it comes back ok would they pay their lawyer to move forward with searches.

Are there restrictive covenants that are commonly identified during conveyancing in Brierley Hill?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Brierley Hill. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Just had an offer accepted on a new build flat in Brierley Hill. 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 legal work.

Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Brierley Hill

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision.

Over the last few months I have been searching for a ground for flat up to £245,000 and identified one near me in Brierley Hill I like with amenity areas and railway links in the vicinity, the downside is that it only has 61 remaining years left on the lease. I can't really find anything else in Brierley Hill in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?

If you need a mortgage the remaining unexpired lease term may be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.