Is there a reason to appoint a Edgbaston conveyancing company given that web based conveyancers are more affordable?

Its a good idea to compare conveyancing costs in Edgbaston and you should seek a competitive fee calculation but don’t become consumed with searching for the lowest priced Edgbaston conveyancer. Identifying the right conveyancer can mark the difference between a seamless and a stressful home move. It is important that you ensure that you have expert advice from an experienced conveyancer. Emails can't be as helpful as a telephone conversation and can never replicate a one to one meeting. The firms that we work with will appoint you a qualified and experienced conveyancing solicitor that will handle your conveyancing from start to finish, providing a level of personalised service that you are unlikely to received from an internet conveyancer. Our lawyers will contact you regularly to update you as to headway making sure that you are regularly updated. If you ever need to call the office you will be sure who to ask for and we'll endeavour to make sure that you are in the know.

What will a local search tell me concerning the property we're buying in Edgbaston?

Edgbaston conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company for instance PSG The local search is essential in every Edgbaston conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your property. The search should supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.

I used Wolstenholmes several years ago for my conveyancing in Edgbaston. Now, I need my files but the law firm has closed. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Edgbaston of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm buying a new build house in Edgbaston benefiting from help to buy. The sellers refused to reduce the price so I negotiated £7000 of extras instead. The house builders rep suggested that I not reveal to my lawyer about this extras as it will jeopardize my mortgage with the lender. Should I keep quiet?.

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.

I have recently realised that I have Fifty years remaining on my flat in Edgbaston. I now wish to get lease extension but my landlord is absent. What should I do?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to prove that you or your lawyers have done all that could be expected to find the freeholder. In some cases a specialist should be useful to try and locate and prepare a report which can be used as evidence that the freeholder can not be located. It is wise to seek advice from a property lawyer in relation to proving the landlord’s disappearance and the vesting order request to the County Court overseeing Edgbaston.

I own a ground floor flat in Edgbaston, conveyancing was carried out in 2007. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Edgbaston with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 per annum. The lease expires on 21st October 2074

With only 50 years remaining on your lease we estimate the price of your lease extension to be between £31,400 and £36,200 as well as costs.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.