My partner and I have lately purchased a property in Walsall. We have noticed several problems with the property which we consider were missed in the conveyancing searches. Is there anything we can do? What searches should? have been conducted for conveyancing in Walsall?

The question is not clear as what problems have arisen and if they are unique to conveyancing in Walsall. Conveyancing searches and investigations undertaken during the buying process are designed to help avoid problems. As part of the legal transfer of property, a seller completes a questionnaire known as a SPIF. If the information turns out to be inaccurate, you could possibly take legal action against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Walsall.

My grandmother passed away 10 months ago and as sole heir and executor I was left the house in Walsall. The house had a relatively small loan remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this possible?

Given you intend to refinance then Coventry BS will require that you use a conveyancer on the Coventry BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Coventry BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Coventry BS mortgage is registered as a charge at the Land Registry.

A friend informed me that in purchasing a property in Walsall there could be a number of restrictions prohibiting external changes to a property. Is this right?

We are aware of anumerous of properties in Walsall which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Walsall should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We expect to receive a AIP from Nationwide this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nationwide recommend any Walsall solicitors on the Nationwide conveyancing panel, or is it better to go independently?

You will need to appoint Walsall solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.

Completion of my purchase has taken place for my property in Walsall. Conveyancing was a necessary evil 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 port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that 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, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

four months have elapsed following my purchase conveyancing in Walsall concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I'm buying a apartment in Walsall. I have found my conveyancer's company on the CLC list, but I can't locate my conveyancer's name as listed on the regulator's website. Is this a big problem?

Not all staff in the company must be listed by the regulator. Provided there is someone qualified to 'oversee' the conveyancing, the actual day-to-day activity can be conducted by unqualified staff.