My conveyancer has discovered a a legal deficiency with the lease for the property we are purchasing in Bloxwich. The seller’s lawyers have offered defective title insurance as a solution. We are content with insurance and will pay for it. Our conveyancing practitioner has advised that he must check that the mortgage company is happy with this solution. Are we the client or is the mortgage company ?

Regardless of the fact that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the mortgage company are the client. These conveyancing instructions must be adhered to.

I purchased a freehold property in Bloxwich but nevertheless charged rent, why is this and what is this?

It is rare for properties in Bloxwich and has limited impact for conveyancing in Bloxwich but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.

Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.

What does commercial conveyancing in Bloxwich cover?

Non domestic conveyancing in Bloxwich incorporates a wide range of services, supplied by regulated solicitors, relating to business property. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.

My husband and I are first time buyers - had an offer accepted, but the agent advised that the seller will only move forward if we use the agent's preferred conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a family solicitor used to conveyancing in Bloxwich

We suspect that the seller is unaware of this request. Should the vendor desire ‘a quick sale', taking such a hostile approach to a serious buyer is counter productive. Speak to the vendors direct and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)but you are going to use your own,trusted Bloxwich conveyancing firm - as opposed tothose that will give the estate agent a kickback or hit his conveyancing figures pre-set by corporate headquarters.

I am in need of some leasehold conveyancing in Bloxwich. Before I set the wheels in motion I require certainty as to the unexpired term of the lease.

Assuming the lease is registered - and most are in Bloxwich - then the leasehold title will always include the basic details 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.

I invested in buying a garden flat in Bloxwich, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Bloxwich with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £45 yearly. The lease terminates on 21st October 2087

With 62 years unexpired the likely cost is going to span between £17,100 and £19,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.