We're in Castle Bromwich, First timers buying with a mortgage (lender is Nottingham , and our solicitor is on the Nottingham conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Nottingham conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

A colleague pointed out to me me that in purchasing a property in Castle Bromwich there could be a number of restrictions prohibiting external alterations to a property. Is this right?

There are a number of properties in Castle Bromwich which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Castle Bromwich should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I currently have a mortgage with Leeds Building Society for my property in Castle Bromwich. Conveyancing was finalised some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Leeds Building Society?

Leeds Building Society must be informed of your intention in advance of letting out your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. It may be that Leeds Building Society will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Leeds Building Society directly. You need not do this via a Leeds Building Society conveyancing panel firm.

I have finally had an offer on a maisonette in Castle Bromwich accepted, the vendors do however have an associated purchase. The owners have offered on a property, however it’s not yet agreed to, and are looking at other flats booked. I have selected a bricks and mortar conveyancing solicitor in Castle Bromwich. What should be my next step? At what point do I apply for the mortgage with Leeds Building Society?

It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is approx £1k, then survey, Castle Bromwich conveyancing search costs, etc). First, you should check that your property lawyer is on the Leeds Building Society approved list. Concerning the next phase this very much dictated by the circumstances of your case, desire for this property and on the state of the market. During a hot market the majority of purchasers will apply for the mortgage with Leeds Building Society and arrange for the valuation and only if it was satisfactory would they pay their lawyer to press on with searches.

My husband and I are FTB’s - had an offer accepted, yet the selling agent told us that the owners will only issue a contract if we instruct the agent's chosen solicitors as they want an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer who is accustomed to conveyancing in Castle Bromwich

It is improbable the sellers are driving this. If they desire ‘a quick sale', turning down a serious buyer is not the way to achieve this. Try to communicate with the owners directly and make sure they comprehend that (a)you are genuine purchasers (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)but you intend to use your preferred Castle Bromwich conveyancing solicitors - not the ones that will give the estate agent a referral fee or hit his conveyancing figures pre-set by head office.

I've found a house that seems to tick a lot of boxes, at a great price which is making it more attractive. I have just discovered that the title is leasehold as opposed to freehold. I would have thought that there are issues purchasing a house with a leasehold title in Castle Bromwich. Conveyancing lawyers have not yet been appointed. Will they explain the issues?

Most houses in Castle Bromwich are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in Castle Bromwich in which case you should be shopping around for a Castle Bromwich conveyancing practitioner and check that they are used to transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a leaseholder you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as obtaining the freeholder’sconsent to conduct changes to the property. You may also be required to pay a service charge towards the maintenance of the estate where the property is part of an estate. Your lawyer will appraise you on the various issues.

Castle Bromwich Conveyancing for Leasehold Flats - Examples of Queries before Purchasing

How many years are left on the lease? The majority of Castle Bromwich leasehold flats will have a service charge for the upkeep of the block set on behalf of the landlord. If you buy the property you will have to meet this liability, normally in instalments during the year. This may vary from a couple of hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a ground rent to be met annual, normally this is not a exorbitant sum, say around £25-£75 but you need to enquire it because occasionally it could be many hundreds of pounds.

I have been recommended a conveyancing solicitor in Castle Bromwich. I I would like to check if they are on the lender's conveyancing panel. Could you advise?

One option is to phone your conveyancer and ask them if they are on the lender's panel. Alternatively please call us and we can make some checks for you. If they are not on the bank panel we can certainly arrange a specialist conveyancing solicitor in Castle Bromwich on the panel for your mortgage company.