We are looking to buy a flat and require a conveyancing solicitor in Hagley who is on the Principality approved panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Principality . We don't recommend any particular firms conducting conveyancing in Hagley.

I moved into my apartment on 14 April and my personal details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Hagley said it would be recorded in a couple of weeks. Are titles in Hagley particularly slow to register?

There is nothing unique about conveyancing in Hagley registration formalities. As opposed to being determined by geographic area, timescales can adjust subject to the party submitting the application, whether it is in order and if the Land registry need to notify any interested persons or bodies. As of today approximately 80% of such applications are completed in less than three weeks but occasionally there can be extensive hold-ups. Historically registration takes place once the new owner has moved in to the premises thus an expedited registration is not always top priority yet where it is urgent that the the registration takes place urgently then you or your lawyers could contact the land registry and explain the circumstances.

I'm buying a new build house in Hagley with a loan from Barclays . The builders would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not inform my conveyancer about this extras as it could put at risk my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Over the last few months I have been searching for a leasehold apartment up to £305k and found one round the corner in Hagley I like with a park and station in the vicinity, the downside is that it only has 49 years on the lease. There is not much else in Hagley in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?

Should you require a home loan that many years may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.

Planning to sign contracts shortly on a ground floor flat in Hagley. Conveyancing lawyers have said that they will have a report out to me within the next couple of days. What should I be looking out for?

The report on title for your leasehold conveyancing in Hagley should include some of the following:

You would want to receive a copy of the lease The total extent of the property. This might be the property itself but could also include a roof area or storage are if appropriate. Are pets allowed in the flat? Do you need to have carpet in the flat or are you allowed wood flooring?

Hagley Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to Purchasing

Are any of leasehold owners in dispute over their service charge liability? For many Hagley leaseholds the outlay for major works tend not to be built into the service charges, although a few managing agents in Hagley obliged leasehold owners to pay into a sinking fund and this is used to offset against larger works. It would be prudent to investigate if the the lease contains any adverse restrictions in the lease. For example it is reasonably common in Hagley leases that pets are not permitted in certain buildings in Hagley. If you love the apartmentin Hagley but your dog is not allowed to move with you then you will be faced difficult decision.