Completed the sale of my flat in Acocks Green last November yet the purchaser is calling every few hours to moan that their solicitor needs to hear from mine. What should my lawyer have done now that I have sold?

Following your disposal your solicitor should forward the transfer documentation and all supplemental paperwork to the buyer’s lawyers. Where relevant, your lawyer should also evidence that the legal charge in favour of the lender has been paid off to the purchasers conveyancers. There are no post completion steps unique to conveyancing in Acocks Green.

I have been recommended a conveyancing solicitor in Acocks Green. I I am struggling to find out whether they are accepted on the Virgin Money conveyancing panel. Can you or the lender confirm if they are on the panel?

You should phone the conveyancer and enquire whether they are on the lender panel. Otherwise please get in touch with Virgin Money who may be able to confirm.

Forgive me if this question is silly but I am wet behind the ears as a first time buyer of a garden flat in Acocks Green. Do I collect the keys to the property on the completion date from my lawyer? If so, I will appoint a local conveyancing solicitor in Acocks Green?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the seller's solicitors, and shortly after the monies have arrived, you should be invited to receive the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.

I have been told by my lawyer that defective lease insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Acocks Green?

The appropriate level of defective lease indemnity insurance should be dictated by who who your lender is. It would differ for example between HSBC Bank and Chelsea Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.

Is it correct that all Acocks Green CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing list of approved solicitors?

A selection of lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.

I am intending to let out my leasehold flat in Acocks Green. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Even though your previous Acocks Green conveyancing solicitor is not around you can check your lease to see if you are permitted to let out the property. The rule is that if the deeds are non-specific, subletting is permitted. Quite often there is a prerequisite that you must seek permission via your landlord or other appropriate person before subletting. This means that you cannot sublet without first obtaining permission. The consent must not not be unreasonably refused ore delayed. If the lease prohibits you from letting out the property you will need to ask your landlord for their consent.

Acocks Green Leasehold Conveyancing - A selection of Queries Prior to Purchasing

Most Acocks Green leasehold properties will incur a service charge for maintenance of the block invoiced by the management company. Where you buy the flat you will have to meet this contribution, usually in instalments accross the year. This can vary from several hundred pounds to thousands of pounds for buildings with lifts and large common areas. There will also be a rentcharge to be met annual, ordinarily this is not a large amount, say about £50-£100 but you need to enquire it because on occasion it can be many hundreds of pounds. On the whole the outlay for major works are not built into the maintenance charges, albeit that some managing agents in Acocks Green obliged tenants to contribute towards a sinking fund and this is used to offset against larger works. The prefered form of lease structure is a share of the freehold. In this scenario the leaseholders enjoy control and even though a managing agent is frequently retained where the building is larger than a house conversion, the managing agent is directed by the tenants.

Being a leasehold owner I am on the hook for a maintenance contribution for my property in Acocks Green. As a result of personal circumstances I slipped into arrears with payments. The managing agents agreed a clearance plan but there remains a couple of due to be paid.

I want to dispose of the property and I am nervous that this will hold me back if I have to discharge the amount due in advance. Do I have to settle before - is this achievable?

Do clarify with the lawyer undertaking your Acocks Green conveyancing but one option could be to agree for the outstanding amount to be attributed to the purchasers. The contractual price payable would be adjusted to reflect the amount of debt they assume. They could then deal with the arrears once they are the owners.