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

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

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


Recently asked questions about conveyancing in Dickens Heath

My partner and I are approaching an exchange on a house in Dickens Heath and my mum and dad have transferred the 10% deposit to my conveyancer. I am now advised that as the deposit has not come from me my conveyancer needs to disclose this to my lender. Apparently, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I informed the lender regarding my parents' contribution when I applied for the mortgage, so is it really necessary for this now to delay the deal?

Your property lawyer is duty bound to clarify with lender to make sure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only report this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

My partner and I are selling our house in Dickens Heath and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Dickens Heath conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using a web based conveyancing practice rather than a conveyancing solicitor in Dickens Heath. Having lived in Dickens Heath for 5 years we know of no issue. Do we get in touch with our local Authority to get clarification that the buyers are looking for.

It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

Due to the advice of my in-laws I had a survey completed on a property in Dickens Heath before instructing solicitors. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some banks tend not give a loan on a flying freehold home.

It depends who your proposed lender is. Santander has different requirements for example to Halifax. Should you wish to telephone us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Dickens Heath. Conveyancing may be slightly more expensive based on your lender's requirements.

I am intending to sublet my leasehold flat in Dickens Heath. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

A small minority of properties in Dickens Heath do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I own a garden flat in Dickens Heath, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Dickens Heath with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease terminates on 21st October 2082

With only 58 years unexpired the likely cost is going to range between £21,900 and £25,200 plus costs.

The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.

I would be grateful if you could clarify what options are open to me if my Dickens Heath conveyancing searches shows detrimental results?

Usually, most problems that arise in Dickens Heath conveyancing search responses can be handled before completion or indemnity insurance could possibly be obtained. You should remember that even though you intend on buying the property and may be willing to accept the search results, your building society or bank may not, and when all said and done the decision rests with them.

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