I sincerely hope you can help me. My Bartley Green lawyer is advising me that she is duty bound toorder Bartley Green conveyancing searches asthe firm are on the Santandersolicitor panel. Is my solicitor correct?

You have limited options available to you. As you are obtaining a home loan with a mortgage company your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Bartley Green conveyancing searches.

My grandmother passed away 10 months ago and as sole heir and executor I was left the house in Bartley Green. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this allowed?

Where you plan to refinance then UBS will insist on your using a conveyancer on the UBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your UBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the UBS mortgage is registered as a charge at the Land Registry.

How can the Landlord & Tenant Act 1954 affect my commercial property in Bartley Green and how can you help?

The particular law that you refer to gives a safeguard to business lessees, giving them the legal entitlement to apply to court for a new lease and remain in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Bartley Green

I need to instruct a conveyancing solicitor in Bartley Green for my house move. Is there any facility to check a firm’s complaints history with the profession’s regulator?

Members of the public can read documented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. For records Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The regulator could recorded call for training purposes.

I am in need of some leasehold conveyancing in Bartley Green. Before diving in I require certainty as to the unexpired term of the lease.

Assuming the lease is recorded at the land registry - and most are in Bartley Green - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Leasehold Conveyancing in Bartley Green - Examples of Queries Prior to buying

The best form of lease structure is a share of the freehold. In this situation the leaseholders benefit from being in charge if their destiny and notwithstanding that a managing agent is usually retained where it is larger than a house conversion, the managing agent acts for the leaseholders themselves. Be sure to investigate if the the lease includes any unreasonable restrictions in the lease. For example it is fairly common in Bartley Green leases that pets are not allowed in certain buildings in Bartley Green. If you like the apartmentin Bartley Green however your cat can’t make the move with you then you have a very difficult choice. Please note if it is less than 80 years it will impact the value of the flat. Check with your mortgage company that they are content with the length of the lease. A short lease means that you will probably have to extend the lease at some point and it is worth discovering how much this would cost. For most Bartley Greenlease extensions you would need to own the property for a couple of years before you are legally able to carry out a lease extension.