I have been told that property searches are the number one cause of stalling in Aldridge house deals. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays in the conveyancing process. Local searches are unlikely to feature in any holding up conveyancing in Aldridge.

I am purchasing a new build house in Aldridge with a loan from The Royal Bank of Scotland. The builders would not reduce the amount so I negotiated 6k of additionals instead. The property agent told me not reveal to my lawyer about the side-deal as it would affect my mortgage with the bank. Is this normal?.

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.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one round the corner in Aldridge I like with amenity areas and transport links in the vicinity, the downside is that it's only got 51 remaining years left on the lease. I can't really find anything else in Aldridge in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?

If you need a mortgage the shortness of the lease will be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you can request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.

I have been recommended by numerous estate agents in Aldridge to find a property lawyer using your seach tool. Is there a financial upside for Estate Agents to promote your lawyers ahead of alternative conveyancing organisations?

We refuse to offer any commission for directing people in our direction. We found it would be just too difficult to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.

Having checked my lease I have discovered that there are only 68 years unexpired on my flat in Aldridge. I am keen to get lease extension but my freeholder is absent. What are my options?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. However, you will be required to prove that you or your lawyers have made all reasonable attempts to track down the freeholder. On the whole a specialist would be helpful to conduct investigations and prepare a report which can be used as proof that the landlord is indeed missing. It is wise to seek advice from a conveyancer both on proving the landlord’s absence and the application to the County Court overseeing Aldridge.

Leasehold Conveyancing in Aldridge - A selection of Questions you should consider Prior to buying

Is the freehold reversion owned jointly by the tenants? How much is the ground rent and service charge? What is the length of the lease?