I am not in a position to travel far from Erdington. Can you please spell out why all Erdington solicitors are not on all mortgage company panels?

Lenders normally impose restrictions on either the type or volume of conveyancing practices on their panel. Typical examples of such criteria being that the firm is required to have at least two partners. In addition to restricting the structure of firm, some lenders made a decision to reduce the size of their panel they permit to represent them. You should note that mortgage companies have no liability for the accuracy of conveyancing supplied by any Erdington conveyancer on their panel. Increases in mortgage fraud was the primary trigger for the culling of solicitor panels in the last decade even though there are conflicting opinions about whether solicitors sat at the center of that fraud. Data published by HM Land Registry indicates that thousands of conveyancing organisations only carry out a couple of conveyances a year. Those advocating conveyancing panel pruning ask why conveyancing firms should have the right to be on a conveyancing panel when it is apparent that conveyancing is not their speciality?

Will commercial conveyancing searches reveal proposed roadworks that may affect a commercial land in Erdington?

Its becoming the norm that commercial conveyancing solicitors in Erdington will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Erdington. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Erdington.

For every commercial conveyancing transaction in Erdington it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Erdington commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Erdington.

The deeds to our property can not be found. The solicitors who conducted the conveyancing in Erdington 4 years ago have long since closed. Will I be able to sell the house?

Gone are the days when you need to have the physical official documentation to establish that you are the registered proprietor of land or property, given that the Land Registry hold details of all registered land or property electronically.

I have been on the look out for a leasehold apartment up to £195,000 and identified one close by in Erdington 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 Erdington in this price bracket, so just wondered if I would be making a mistake buying a short lease?

Should you need a home loan that many years will likely be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.

There are only 62 years left on my lease in Erdington. I now want to extend my lease but my freeholder is missing. What should I do?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to prove that you have done all that could be expected to find the freeholder. In some cases a specialist may be helpful to carry out a search and to produce a report to be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a property lawyer in relation to investigating the landlord’s absence and the vesting order request to the County Court overseeing Erdington.

I inherited a studio flat in Erdington, conveyancing was carried out 3 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Erdington with a long lease are worth £197,000. The ground rent is £55 invoiced every year. The lease finishes on 21st October 2082

With 56 years left to run we estimate the price of your lease extension to range between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.