Is it the case that all Solihull conveyancing solicitors on the Nottingham conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Nottingham approved list of solicitors they would need to be regulated by the SRA. Some lenders do list licenced conveyancers on their panel in which case such practice would be governed by the CLC.

I am due to exchange contracts on my flat. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being a right pain. The Solihull solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?

It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

After what feels like an age I have had an offer on a flat in Solihull agreed to, but there is a chain. The owners have offered on somewhere, however it’s not been accepted yet, and have viewings of other properties in the pipeline. I have selected a nearby conveyancing solicitor in Solihull. What should be my next step? When do I get the mortgage application with Yorkshire BS going?

It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then valuation, Solihull conveyancing search fees, etc). The first course of action is to check that your conveyancer is on the Yorkshire BS approved list. Concerning the subsequent stages this very much depends on the circumstances of your case, desire for the property and on the state of the market. During a buoyant market some purchasers will apply for the mortgage with Yorkshire BS and arrange for the valuation and only if it comes back ok would they request their lawyer to press on with searches.

I have justdiscovered that Wolstenholmes have been shut down. They conducted my conveyancing in Solihull for a purchase of a freehold house 18 months ago. How can I establish that the property is in my name in the name of the previous owner?

The quickest method to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Solihull conveyancing specialists.

Just had an offer accepted on a new build flat in Solihull. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Solihull

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I only have Fifty years remaining on my flat in Solihull. I need to extend my lease but my freeholder is absent. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to prove that you or your lawyers have made all reasonable attempts to find the landlord. In some cases a specialist may be helpful to try and locate and to produce an expert document which can be used as evidence that the landlord is indeed missing. It is wise to seek advice from a property lawyer in relation to investigating the landlord’s disappearance and the application to the County Court covering Solihull.

I purchased a 2 bed flat in Solihull, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Solihull with a long lease are worth £179,000. The average or mid-range amount of ground rent is £65 yearly. The lease terminates on 21st October 2081

You have 57 years remaining on your lease we estimate the premium for your lease extension to range between £26,600 and £30,800 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 a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.

I have miscalculated my finances and am a couple of thousand pounds short a 10% deposit on my apartment purchase in Solihull , but I still want to go ahead. What can I do?

You can accept a lower deposit. Many property owners will accept a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second