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Find a Cradley Heath Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Cradley Heath? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Cradley Heath home move at risk of delay or failure.

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Recently asked questions about conveyancing in Cradley Heath

I am the registered owner of a freehold premises in Cradley Heath yet charged rent, why is this and what is this?

It’s unusual for properties in Cradley Heath and has limited impact for conveyancing in Cradley Heath 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 have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.

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

3 months have elapsed following my purchase conveyancing in Cradley Heath took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I was recommended by a number of estate agents in Cradley Heath to get a quote from a conveyancer using your seach tool. What’s the financial advantage for Estate Agents to offer your services ahead of alternative conveyancing organisations?

We refuse to give any referral fee for sending work our way. We found it would be just too difficult to pay a commission as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

In my capacity as executor for the will of my uncle I am disposing of a house in Cardiff but live in Cradley Heath. My lawyer (approximately 235 kilometers awayneeds me to sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing practitioner in Cradley Heath who can attest and place their company stamp on the document?

Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Cradley Heath based

What makes a Cradley Heath lease problematic?

Leasehold conveyancing in Cradley Heath is not unique. Most leases are drafted differently and drafting errors can sometimes mean that certain sections are wrong. The following missing provisions could result in a defective lease:

    A provision for the recovery of money spent for the benefit of another party.

A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. HSBC Bank, Virgin Money, and Platform Home Loans Ltd all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, obliging the purchaser to pull out.

I purchased a leasehold flat in Cradley Heath, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Cradley Heath with a long lease are worth £201,000. The ground rent is £45 levied per year. The lease ceases on 21st October 2090

With just 65 years unexpired the likely cost is going to be between £13,300 and £15,400 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.

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Find out more about how flying freehold can affect your the value of a property.