We were about to retain a conveyancing solicitor in Bournville found on your site but stumbled across some other quotes on the internet appear cheaper – how come?

One can find plenty of firms promoting self styled cut-price conveyancing, but supplementalcharges end up with the completion invoice mounting up beyond all recognition. In accordance with regulatory requirements charges set out in terms of engagement should be equitable and be applied The conveyancers that we put forward for conveyancing in Bournville clearly state all costs for a residential conveyancing case.

I am the registered owner of a freehold residence in Bournville but nevertheless pay rent, why is this and what is this?

It is rare for properties in Bournville and has limited impact for conveyancing in Bournville 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 generation of fresh rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.

Should my solicitor be asking questions about flooding during the conveyancing in Bournville.

Flooding is a growing risk for conveyancers dealing with homes in Bournville. Some people will purchase a property in Bournville, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to give advice on flood risk, but there are a numerous checks that can be undertaken by the purchaser or on a buyer’s behalf which should figure out the risks in Bournville. The conventional set of property information forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the seller to find out if the property has ever been flooded. In the event that the premises has been flooded in past which is not disclosed by the vendor, then a purchaser may bring a claim for damages as a result of such an inaccurate response. A buyer’s conveyancers may also commission an enviro report. This should higlight if there is a recorded flood risk. If so, additional investigations will need to be initiated.

The deeds to my property are lost. The solicitors who conducted the conveyancing in Bournville 4 years ago are no longer around. What do I do?

As long as the title is registered the details of your proprietorship will be documented by HMLR under a Title Number. It is possible to perform a search at the Land Registry, locate your house and obtain up to date copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will also normally hold a certified copy of the Registered Lease and again, a copy can be obtained for a small fee.

My husband and I are new on the property ladder - agreed a price, but the property agent informed us that the owners will only proceed if we instruct the agent's chosen lawyers as they want a ‘quick sale’. We would rather use a family solicitor who is accustomed to conveyancing in Bournville

It is unlikely the sellers are behind this. If they desire ‘a quick sale', turning down a motivated buyer is is going to put the whole deal at risk. Try to communicate with the sellers directly and make sure they understand (a)you are serious buyers (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you intend to appoint your preferred Bournville conveyancing lawyers - as opposed tothe ones that will provide their estate agent a kickback or hit his conveyancing thresholds pre-set by HQ.