My wife and I buying a end of terrace house in Coleshill. We would like to carry out a loft conversion at the property.Will legal work on the property include investigations to determine if these alterations were previously refused?

Your solicitor should review the registered title as conveyancing in Coleshill can on occasion identify restrictions in the title deeds which prohibit certain alterations or require the permission of another owner. Many additions require local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.

I am purchasing a property in Coleshill. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Skipton be concerned?

As your lender is Skipton your lawyer must follow the formal requirements set out in Section 2 of UK Finance Lenders’ Handbook for Skipton. The CML Handbook contains minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Skipton where a lease fails to satisfy these specifications. The specifications relate to the installation of panels on properties nationwide and is not isolated to Coleshill.

I am selling my flat. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being a right pain. The Coleshill solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?

It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.

How does conveyancing in Coleshill differ for new build properties?

Most buyers of new build or newly converted property in Coleshill contact us having been asked by the seller to sign contracts and commit to the purchase even before the residence is ready to move into. This is because developers in Coleshill tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Coleshill or who has acted in the same development.

I am thinking of appointing a conveyancing lawyer in Coleshill for my home move. Is it possible to review a firm’s record with the legal regulator?

Members of the public may review documented Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The SRA may monitor call for training requirements.

We expect to complete the sale of our £425,000 garden flat in Coleshill next week. The landlords agents has quoted £420 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Coleshill?

Coleshill conveyancing on leasehold flats usually requires the buyer’s solicitor submitting questions for the landlord to address. Although the landlord is under no legal obligation to respond to these enquiries the majority will be content to assist. They are entitled to levy a reasonable charge for responding to questions or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is £350, in some cases it exceeds £800. The administration charge required by the landlord must be sent together with a summary of entitlements and obligations in relation to administration fees, otherwise the invoice is not strictly payable. Reality however dictates that you have no choice but to pay whatever is requested of you should you wish to complete the sale of your home.

Coleshill Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing

On the whole the cost for major works are not built into the service charges, albeit that there some managing agents in Coleshill ask tenants to pay into a sinking fund and this is used to offset against larger works. The answer will be helpful as a) areas may result in problems in the building as the communal areas may begin to deteriorate if repairs remain unpaid b) if the leasehold owners have an issue with the managing agents you will want to have all the details Is the freehold reversion owned jointly by the leaseholders?

Living abroad it is not practicable to be present at my Coleshill conveyancing practitioners office to execute documents connected to my conveyancing in Coleshill – will this be problematic?

No. Coleshill conveyancing solicitors can deal with home moves for clients who are based anywhere. You are unlikely to be required to visit a Coleshill conveyancers office. Almost all solicitor can undertake all communications via phone, post and email - whatever works for you.