I have been told that property searches are a common reason for hinderance in Aldridge house deals. Is this right?

The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of delays in the conveyancing process. Searches are not likely to feature in any delay in conveyancing in Aldridge.

2 months have gone by since my purchase conveyancing in Aldridge completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. 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 asset 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.

Just had an offer accepted on a new build flat in Aldridge. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Aldridge

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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

My husband and I may need to sub-let our Aldridge ground floor flat for a while due to a career opportunity. We instructed a Aldridge conveyancing practice in 2003 but they have closed and we did not have the foresight to get any advice as to whether the lease allows us to sublet. How do we find out?

A lease dictates the relationship between the freeholder and you the flat owner; in particular, it will indicate if subletting is prohibited, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Aldridge do not contain strict prohibition on subletting – such a clause would adversely affect the market value the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.

I purchased a studio flat in Aldridge, conveyancing was carried out 4 years ago. Can you work out an approximate cost of a lease extension? Similar flats in Aldridge with a long lease are worth £197,000. The average or mid-range amount of ground rent is £55 yearly. The lease terminates on 21st October 2079

You have 55 years left to run we estimate the price of your lease extension to be between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.

We have been informed by numerous friends that it should take 6-8 weeks for Aldridge conveyancing to complete.This was 3 ago. The property information was only sent to my conveyancer yesterday so does the clock start running now?

You should be pragmatic concerning timescales. Property transactions in Aldridge usually takes about two months. This time period is not due to lawyer being slow and deliberately delay matters. The level of money involved in buying any residence is so high, the buyer’s property lawyer needing to raise a whole range of questions, searches and supplemental checks to protect the buyer and their mortgage company (if there is to be a mortgage) from expensive, avoidable problems. These checks involves seeking information from various different parties, including other conveyancing practitioner, local councils, private companies, building societies and banks. Some of these are efficient. Plenty are not. It is worth noting that, no matter how quickly your conveyancer do their part, if the people you are purchasing from or are selling to aren't ready, nothing can move forward until they are up to speed.