I have a decision in principle. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to instruct their panel solicitor as I would much rather appoint a Dickens Heath based conveyancing firm?

You should check but the the likelihood is that appoint one of their panel lawyers should you want the "fee-free" offer. Speak to the lender and ask if they offer you a cash alternative. Some lenders have previously offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Dickens Heath.

It has been 4 months following my purchase conveyancing in Dickens Heath completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. 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 residence 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.

How does conveyancing in Dickens Heath differ for new build properties?

Most buyers of new build residence in Dickens Heath approach us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because builders in Dickens Heath typically acquire 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 used to new build conveyancing in Dickens Heath or who has acted in the same development.

In surfing the world wide web for the phrase conveyancing in Dickens Heath it shows results of many solicitorsin the vicinity. How do I determine which is the right conveyancing solicitor for my move?

The ideal way of choosing the right conveyancer is via trusted recommendation, so seek the guidance of colleagues and those you trust who have acquired a property in Dickens Heath or a reputable estate agent or mortgage broker. Fees for conveyancing in Dickens Heath differ, so it's a good idea to secure a minimum of three fee estimates from different companies. Dont forget to clarify that the fees are fixed.

Can you provide any advice for leasehold conveyancing in Dickens Heath with the aim of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in Dickens Heath can be avoided if you instruct lawyers as soon as you market your property and ask them to collate the leasehold information needed by the buyers’ representatives.
You may think that you are aware of the number of years left on your lease but it would be wise to double-check via your conveyancers. A purchaser's lawyer will be unlikely to recommend their client to to exchange contracts if the remaining number of years is under 75 years. In the circumstances it is important at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. In the event that you altered the property did you need the Landlord’s permission? In particular have you installed wooden flooring? Dickens Heath leases often stipulate that internal structural changes or installing wooden flooring calls for a licence issued by the Landlord acquiescing to such alterations. Where you fail to have the paperwork in place you should not contact the landlord without checking with your lawyer first. The majority of landlords or Management Companies in Dickens Heath charge for providing management packs for a leasehold premises. You or your lawyers should discover the actual amount of the charges. The management pack can be applied for as soon as you have a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Dickens Heath. A minority of Dickens Heath leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors.

Dickens Heath Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing

The best form of lease arrangement is where the freehold title is in the ownership of the leaseholders. In this arrangement the lessees benefit from control and although a managing agent is usually employed where the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves. Make sure you discover if there are any onerous prohibitions in the lease. For example it is reasonably common in Dickens Heath leases that pets are not allowed in in a block in Dickens Heath. If you love the apartmentin Dickens Heath but your cat is not allowed to make the move with you then you will be faced difficult decision. Please note if it is less than 80 years it will affect the value of the apartment. Check with your lender that they are happy with the length of the lease. Leases with less than 80 years remaining means that you will most likely need a lease extension sooner rather than later and you need to have some idea of what this will be. For most Dickens Heathlease extensions you would be required to have owned the residence for 24 months in order to be legally able to carry out a lease extension.