I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Castle Bromwich is where the house is located. Can you offer any guidance?

Flying freeholds in Castle Bromwich are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Castle Bromwich you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Castle Bromwich may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

How do I locate a Castle Bromwich solicitor on the Barclays Direct conveyancing panel? I have a car and am prepared to travel upto 10kilometers to meet the conveyancer.

Feel free to make use of the facility on this website. Please pick a mortgage company and your location and you will see a number of Castle Bromwich conveyancing lawyers based on proximity. We have listed some Castle Bromwich conveyancing firms towards the end of this page and you can telephone them to see if they are on the Barclays Direct approved list

My husband and I are new on the property ladder - agreed a price, but the agent advised that the owners will only issue a contract if we instruct the agent's chosen conveyancers as they are insisting on an ‘expedited deal’. We would rather use a local conveyancer accustomed to conveyancing in Castle Bromwich

It is improbable the sellers are driving this. If they desire ‘a quick sale', alienating a serious purchaser is not the way to achieve this. Bypass the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you intend to appoint your preferred Castle Bromwich conveyancing lawyers - rather thanthe ones that will provide their negotiator at the agency a introducer fee or meet his conveyancing figures pre-set by senior management.

I am looking at a two apartments in Castle Bromwich both have about 50 years left on the leases. Do I need to be concerned?

There are no two ways about it. A leasehold apartment in Castle Bromwich is a wasting asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it reduces the salability of the property. For most purchasers and lenders, leases with less than 75 years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Castle Bromwich conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I purchased a 1 bedroom flat in Castle Bromwich, conveyancing formalities finalised 7 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Castle Bromwich with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease ends on 21st October 2076

You have 50 years remaining on your lease we estimate the price of your lease extension to range between £31,400 and £36,200 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.

I was advised by my mortgage company that their panel solicitors operate no sale no charge basis for conveyancing in Castle Bromwich. I had a purchase abort nevertheless the conveyancers have requested search fees! They say the fees are independent!

Castle Bromwich conveyancing search charges are separate expenses not legal costs as these are paid to a third party.