My IFA requires my Birmingham lawyer’ panel member for the Santander conveyancing panel. How do I obtain this. I have e-mailed my local Birmingham branch but they don't know it.

You are best placed to get this information from your Birmingham conveyancer . They maintain a central record lender panel numbers.

Can you explain why leasehold purchase conveyancing in Birmingham is more expensive?

Birmingham leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

My mortgage company has suggested solicitors on their panel based in Birmingham but I would rather use a conveyancing lawyer in Birmingham or nearer to where I live. Are you able to help?

The minority of Birmingham conveyancing solicitors are approved and listed on all lender’s conveyancing panel. Use the above search tool to identify a Birmingham conveyancing solicitor on the on the bank panel.

Just acquired a detached house in Birmingham , What is the estimated time for the Land Registry to record the transfer to my name? My Birmingham conveyancing solicitor works at snail pace, so I want to check the registration is concluded.

There is nothing unique about conveyancing in Birmingham registration formalities. As opposed to being determined by geographic area, timeframes can vary subject to who lodges the application, whether it is in order and whether the Land registry need to notify any interested parties. At present approximately three quarters of such applications are completed in less than three weeks but occasionally there can be extensive delays. Historically registration is effected once the new owner is living at the premises thus post completion formalities is not always an essential issue yet where there is a degree of urgency associated with the registration then you or your lawyers should speak with the land registry and explain the circumstances.

What are your top tips when it comes to appointing a Birmingham conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a solicitor for your lease extension (regardless if they are a Birmingham conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with several firms including non Birmingham conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be of use:

Can they put you in touch with clients in Birmingham who can give a testimonial?

I acquired a garden flat in Birmingham, conveyancing having been completed 7 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Birmingham with a long lease are worth £222,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2092

With just 71 years left to run the likely cost is going to be between £9,500 and £11,000 plus costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.