I am soon to exchange buying a property in Nechells but as a result of damage from some water damage at the property I have was able negotiate compensation from the owner in the sum of £3k by way of a adjustment in the price. This was going to be addressed as part of amending the contract yet Lloyds are not allowing this. Why were they involved?

Any conveyancer that is on a Lloyds conveyancing panel is obliged to inform Lloyds of any amendments to the purchase price. If you were to refuse your conveyancer to notify the price change to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new conveyancer for your conveyancing in Nechells.

My father informed me that in purchasing a property in Nechells there may be various restrictions affecting the ability to carry out external alterations to a property. Is this right?

We are aware of a number of properties in Nechells which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Nechells should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We had instructed conveyancers based in Nechells on the Nottingham solicitor panel. They have just billed me a separate sum for the legal aspects of the Nottingham mortgage. Is this a supplemental conveyancing fee specified by Nottingham?

As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your lawyer is entitled to levy a fee for this. This charge is not set by Nottingham but by your Nechells conveyancer. Plenty of firms on the Nottingham panel will quote an ‘acting for lender’ fee but many firms incorporate it on their overall fee.

I had an offer accepted on a house in Nechells on 22/3/2024, valuation was booked five days after, received a clean bill of health. Conveyancer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Can the lender hold off the offer?

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

As co-executor for the estate of my grandfather I am disposing of a residence in Monmouth but reside in Nechells. My solicitor (who is 200 miles awayneeds me to execute a stat dec before the transaction finalising. Could you suggest a conveyancing lawyer in Nechells to attest this legal document for me?

Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are located in Nechells

Do you have any advice for leasehold conveyancing in Nechells from the perspective of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in Nechells can be reduced if you get in touch lawyers the minute you market your property and ask them to put together the leasehold documentation needed by the purchasers’ representatives.
A minority of Nechells leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. If there is a history of conflict with your landlord or managing agents it is essential that these are resolved before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is better to reveal the dispute as over as opposed to unresolved. If you hold a share in a the freehold, you should make sure that you have the original share document. Arranging a duplicate share certificate can be a lengthy formality and delays many a Nechells conveyancing deal. Where a reissued share is needed, you should approach the company officers or managing agents (if applicable) for this sooner rather than later. In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? Most leases in Nechells state that internal structural changes or laying down wooden flooring calls for a licence from the Landlord consenting to such changes. Where you dont have the consents in place do not contact the landlord without contacting your lawyer first.

I own a 2 bed flat in Nechells, conveyancing was carried out in 1997. Can you work out an approximate cost of a lease extension? Corresponding flats in Nechells with a long lease are worth £191,000. The ground rent is £55 yearly. The lease runs out on 21st October 2078

With 54 years left to run we estimate the price of your lease extension to span between £32,300 and £37,400 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.

Is it the case that all Nechells property lawyers on every lender conveyancing panel?

You can use our search tool or you can pop into your high street bank branch in Nechells. Chances are that they can recommend conveyancing solicitors in Nechells