Can the conveyancing solicitors listed on your site execute auction conveyancing in Sparkhill?

There are a few auction solicitors we can put you in touch with those conducting auction conveyancing. Sparkhill is just one of the many areas of in which our lawyers have a presence.

My brother-in-law has suggested I instruct a conveyancing solicitor in Sparkhill. I need to find out if they are accepted on the Lloyds TSB Bank approved list of lawyers. Could you assist?

The first thing to do is contact your solicitor and enquire whether they are on the lender panel. Alternatively please get in touch with Lloyds TSB Bank who may be able to assist.

Will our solicitor be making enquiries about flooding as part of the conveyancing in Sparkhill.

Flooding is a growing risk for lawyers conducting conveyancing in Sparkhill. There are those who acquire a house in Sparkhill, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not best placed to give advice on flood risk, but there are a various searches that can be initiated by the buyer or on a buyer’s behalf which will figure out the risks in Sparkhill. The standard completed inquiry forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to determine if the property has suffered from flooding. In the event that the premises has been flooded in past which is not notified by the seller, then a buyer could commence a claim for damages as a result of such an inaccurate answer. The buyer’s solicitors may also commission an environmental report. This will disclose whether there is a recorded flood risk. If so, further investigations should be conducted.

Are there restrictive covenants that are commonly identified as part of conveyancing in Sparkhill?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Sparkhill. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

There are only Seventy years left on my lease in Sparkhill. I now want to extend my lease but my freeholder is can not be found. What options are available to me?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. However, you will be required to prove that you have done all that could be expected to locate the lessor. For most situations a specialist would be helpful to try and locate and to produce an expert document which can be accepted by the court as evidence that the landlord can not be located. It is advisable to get professional help from a solicitor in relation to investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Sparkhill.

I am the registered owner of a split level flat in Sparkhill, conveyancing having been completed 7 years ago. How much will my lease extension cost? Equivalent properties in Sparkhill with a long lease are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease finishes on 21st October 2104

With just 80 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.