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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 transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Cradley Heath conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Cradley Heath

I am thinking of remortgaging my property in Cradley Heath, does my lawyer need to be on the Barclays Conveyancing 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 conveyancing matter.

Are there restrictive covenants that are commonly picked up during conveyancing in Cradley Heath?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Cradley Heath. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I'm purchasing my first flat in Cradley Heath with a loan from Aldermore. The developers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not to tell my solicitor about the extras as it will affect my mortgage with Aldermore. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a leasehold apartment up to £195,000 and found one round the corner in Cradley Heath I like with a park and station nearby, the downside is that it's only got 52 years on the lease. There is not much else in Cradley Heath for this price, so just wondered if I would be making a mistake buying a lease with such few years left?

Should you require a home loan that many years will be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.

We own a leasehold flat in Cradley Heath. Conveyancing was finished in 2009. I have read on various advice forums that I should not let the the remaining lease term to fall too short. What is the reasoning?

Cradley Heath leasehold properties are for a prescribed period - often 99 years when they commenced. However a significant appartments in Cradley Heath were built or converted in the 60’s and so such leases now have under eighty years left to run. This may sound like a long time however Banks, Building Societies and other mortgage institutions generally require leases to have at least 75 years remaining to be mortgageable. Accordingly when you come to sell the property you will need a lease extension if you are approaching seventy five years. To enhance your property value you should be considering whether to extend your lease well in advance of selling the property. Furthermore significant benefits to taking action before the lease reaches even 80 years as when the lease is less than 80 years the premium to be paid to extend starts to increase.

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