I am in the process of remortgaging my flat in Chelmsley Wood, does my lawyer have to be on the Barclays Solicitor panel?

In theory, you could use a solicitor that is not on the Barclays conveyancing panel, but Barclays would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

My solicitor has informed me that defective lease insurance is necessary on my purchase. What is the level of cover for Chelmsley Wood conveyancing?

The right level of defective lease indemnity insurance should be dictated by who who your lender is. It would differ for example between Accord Mortgages Ltd and The Mortgage Works. Conveyancing solicitors as opposed to members of the public take out such insurances.

I have a mortgage with Co-operative for my property in Chelmsley Wood. Conveyancing has been completed months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Co-operative?

Co-operative must be informed of your intention before letting out your property as this is likely to be a breach of Co-operative’s mortgage conditions. It may be that Co-operative will allow you to rent 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 Co-operative directly. It should not be necessary to do this via a Co-operative conveyancing panel lawyer.

I am selling my apartment. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Coventry BS are being pedantic. The Chelmsley Wood solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I purchased my house on 5 March and my personal details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Chelmsley Wood advises it should be registered in a couple of weeks. Are titles in Chelmsley Wood uniquely lengthy to register?

As far as conveyancing in Chelmsley Wood is concerned, registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timescales can vary depending on who lodges the application, whether it is in order and if the Land registry need to notify any interested parties. As of today in the region of three quarters of such applications are fully addressed in less than three weeks but some can be subject to protracted hold-ups. Registration takes place once the buyer is living at the premises so post completion formalities is not always top priority but if there is a degree of urgency associated with the registration then you or your conveyancer should speak with the land registry and explain the circumstances.

I am a sole trader hoping to lease a unit on the high street. Can you recommend lawyers offering no-move-no charges for non-domestic conveyancing in Chelmsley Wood for below £2000?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Chelmsley Wood, including the disposal and acquisition of businesses as well as simply property. Whether you are looking to purchase or dispose of a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right solicitor. As for the charges this will depend on the structure and heads of terms of the deal. Let us have your details or telephone us so that we may furnish you with a fixed commercial conveyancing calculation.

Due to complete next month on a leasehold property in Chelmsley Wood. Conveyancing lawyers assured me that they report fully within the next couple of days. Are there areas in the report that I should be focusing on?

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

Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? What options are open to you if an adjoining owner breaches a clause of their lease? Setting out your rights in respect of the communal areas in the building.E.G., does the lease contain a right of way over a path or staircase? Alterations to the premises You need to be advised what counts as a Nuisance as far as the lease is concerned

I acquired a 1st floor flat in Chelmsley Wood, conveyancing having been completed in 2008. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Chelmsley Wood with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 per annum. The lease finishes on 21st October 2082

You have 56 years left to run the likely cost is going to be between £29,500 and £34,000 as well as legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.