I require conveyancing for a flat in a relatively new development (five years built) in Bartley Green. 95% of the properties are already disposed of. Is it really necessary to order conveyancing searches as part of conveyancing in Bartley Green?

Conveyancing Searches are a vital link in the Bartley Green conveyancing process. There are numerous companies who offer Bartley Green conveyancing searches, as well straight from the local authority. These are generally termed personal search providers and they produce, not surprisingly, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authority.

I currently have a mortgage with Kent Reliance for my property in Bartley Green. Conveyancing was finalised 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Kent Reliance?

Your original mortgage agreement with Kent Reliance will provide that you need their approval before renting your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. It should not be necessary to do this via a Kent Reliance conveyancing panel lawyer.

The formalities of my remortgage has taken place for my property in Bartley Green. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

My offer on a house in Bartley Green has been agreed to, the owners do nevertheless have a tied purchase. The owners have offered on somewhere, however it’s not yet tied up, and have viewings of other apartments in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Bartley Green. What should be my next step? When should I get the mortgage application with Yorkshire BS going?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of one thousand pounds, then survey, Bartley Green conveyancing search charges, etc). First, you should ensure that your conveyancing practitioner is on the Yorkshire BS conveyancing panel. As to the next stages this very much depends on the uniqueness of your case, desire for the property and on the state of the market. In a hot market the majority of buyers would apply for the mortgage with Yorkshire BS and arrange for the valuation and only if it comes back ok would they ask their conveyancing practitioner to proceed with the conveyancing in Bartley Green.

What will a local search reveal concerning the house we're buying in Bartley Green?

Bartley Green conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations such as Searches UK The local search plays an important role in most Bartley Green conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search will provide information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.

What tools are available to identify a Bartley Green solicitor on the Coventry Building Society conveyancing panel? I drive a motor bike and am prepared to travel upto 10miles to meet the solicitor.

You can use the search on this page. Please choose the bank and your location and you will see a number of Bartley Green conveyancing lawyers locally. We have detailed some Bartley Green conveyancing firms towards the end of this page and you can contact them to check whether they are on the Coventry Building Society member panel

Back In 2005, I bought a leasehold flat in Bartley Green. Conveyancing and Halifax mortgage organised. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Bartley Green who acted for me is not around. Do I pay?

The first thing you should do is contact the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. There is no need to incur the fees of a Bartley Green conveyancing firm to do this as it can be done on-line for £3. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I inherited a 1st floor flat in Bartley Green, conveyancing was carried out in 1995. How much will my lease extension cost? Comparable properties in Bartley Green with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 yearly. The lease ends on 21st October 2088

You have 65 years left to run we estimate the premium for your lease extension to range between £13,300 and £15,400 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.