We previously selected conveyancing lawyers locally in Birmingham on the Co-operative solicitor panel. They have just invoiced me an additional sum for the legal aspects of the Co-operative mortgage. Is this a supplemental conveyancing fee set by Co-operative?

As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your conveyancer can levy a fee for this. This charge is not dictated by Co-operative but by your Birmingham solicitor. Numerous firms on the Co-operative panel will charge ’dealing with mortgage’ fee and others do not.

I currently have a mortgage with Aldermore for my property in Birmingham. Conveyancing was finalised some time ago. Should I wish 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 Aldermore?

You must advise Aldermore before letting out your property as this is likely to be a breach of Aldermore’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 Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel lawyer.

Planning on purchasing a house in Birmingham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Birmingham property lawyer is on the Kent Reliance conveyancing panel.

What can a local search reveal about the house my wife and I buying in Birmingham?

Birmingham conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search company such as Xpress Legal The local search is essential in every Birmingham conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search should supply information on, amongst other things, details on planning applications applicable to the premises (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 subject areas.

I have justbeen informed that Arc property Solicitors have been shut down. They carried out my conveyancing in Birmingham for a purchase of a leasehold apartment 10 months ago. How can I be sure that my home is in my name in the name of the previous owner?

The quickest method to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Birmingham conveyancing specialists.

My company is planning to take over a lease of an office on a shopping parade. Can you recommend lawyers offering no-sale-no fees for commercial conveyancing in Birmingham for under £2000?

We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Birmingham, including the disposal and purchase of businesses as well as simply property. Whether you are looking to buy or lease a shop, pub, restaurant, office, retail unit or a complete business we can find you the right firm. Regarding the charges this will depend on the structure and terms of the deal. Please provide us with your contact information or email so as to enable us to provide you with a fixed commercial conveyancing calculation.

I am intending to sublet my leasehold apartment in Birmingham. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?

A lease dictates relations between the landlord and you the leaseholder; in particular, it will say if subletting is banned, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Birmingham do not prevent strict prohibition on subletting – such a provision would undoubtedly devalue the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.

I own a 1st floor flat in Birmingham, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Birmingham with over 90 years remaining are worth £206,000. The ground rent is £45 invoiced annually. The lease runs out on 21st October 2091

With just 66 years left to run the likely cost is going to range between £11,400 and £13,200 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.