Last September we completed a house move in Bloxwich. We have since encountered a number of issues with the house which we consider were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been conducted as part of conveyancing in Bloxwich?

It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Bloxwich. Conveyancing searches and investigations undertaken as part of the buying process are designed to help avoid problems. As part of the legal transfer of property, the vendor answers a document known as a Seller’s Property Information Form. answers provided is incorrect, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Bloxwich.

Is there a reason why leasehold purchase conveyancing in Bloxwich costs more?

The conveyancing charges for a leasehold premises in Bloxwich is often higher when contrasted to a freehold acquisition or disposal. This is due to the extra investigations necessary in dealing with the landlord and managing agents to obtain evidence concerning whether the rent and maintenance charges have been paid and whether there are any large sums expected to be spent in the foreseeable future on repairs or maintenance of the block.

Can you point me to a directory of Nationwide panel conveyancers in Bloxwich on the UK Finance Lenders’ Handbook Website?

No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few mortgage companies make their panel listings open the public on the web. If you are seeking to appoint a Bloxwich property lawyer on the Nationwide please use our tool.

Is it the case that all Bloxwich solicitors on the HSBC conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the HSBC approved list of solicitors they would need to be regulated by the SRA. The majority of lenders do list licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.

I currently have a mortgage with Santander for my property in Bloxwich. Conveyancing was finalised some time 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 Santander?

You must advise Santander in advance of renting your property as this is likely to be a breach of Santander’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 Santander directly. It should not be necessary to do this via a Santander conveyancing panel firm.

It has been four months since my purchase conveyancing in Bloxwich concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Due to complete next month on a studio apartment in Bloxwich. Conveyancing solicitors have said that they will have a report out to me within the next couple of days. What should I be looking out for?

The report on title for your leasehold conveyancing in Bloxwich should include some of the following:

Alterations to the property Where does the liability rest to repair and maintain the building. It is important that you know which party is duty bound to repair and maintenance of all parts of the block and estate The physical extent of the premises. This will be the apartment itself but could also incorporate a roof space or cellar if appropriate. Specifying your legal entitlements in respect of common areas in the building.By way of example, does the lease provide for a right of way over a path or hallways? Does the lease prohibit wood flooring?

I am the registered owner of a studio flat in Bloxwich, conveyancing formalities finalised in 2001. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Bloxwich with an extended lease are worth £216,000. The ground rent is £50 levied per year. The lease ceases on 21st October 2094

You have 69 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.