Do the conveyancing practitioners that are recommend conduct auction conveyancing in Halesowen?

There are a number of niche solicitors we can connect you with those specialising in auction conveyancing. Halesowen is just one of hundreds of locations in which our lawyers cover.

This question may be naive but I am unseasoned as FTB of a two bedroom flat in Halesowen. Do I collect the keys to the house on the completion date from my lawyer? If so, I will appoint a local conveyancing solicitor in Halesowen?

There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you should be invited to pick up the keys from the Estate Agents and move into your new home. Usually this occurs between 1 and 3pm.

My lawyer has informed me that lack of building regulations insurance is required on my purchase. What is the level of cover for Halesowen conveyancing?

The appropriate level of lack of building regulations indemnity insurance depends on your lender. It would differ for example between Halifax and Skipton Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.

We previously appointed solicitors with offices in Halesowen on the Santander solicitor approved list. They have just invoiced me a separate fee for the legal aspects of the Santander mortgage. Is this an additional conveyancing fee specified by Santander?

Provided it is contained in their Terms of Engagement or estimate then yes your property lawyer may levy a fee for this. This fee is not set by Santander but by your Halesowen conveyancing practitioner. Numerous firms on the Santander panel will levy ’dealing with mortgage’ fee and others do not.

What does a local search reveal concerning the property I am purchasing in Halesowen?

Halesowen conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company for example Searchflow The local search is essential in every Halesowen conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your new home. The search will reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.

I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Halesowen is where the house is located. Can you offer any advice?

Flying freeholds in Halesowen are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Halesowen you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Halesowen may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

All being well we will complete our sale of a £250,000 maisonette in Halesowen in nine days. The managing agents has quoted £336 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Halesowen?

Halesowen conveyancing on leasehold apartments typically involves administration charges levied by management companies :

Answering pre-exchange enquiries Where consent is required before sale in Halesowen Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Halesowen leasehold property is £350. For Halesowen conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide the information.

I purchased a 1 bedroom flat in Halesowen, conveyancing having been completed February 2009. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Halesowen with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease finishes on 21st October 2104

With just 80 years remaining on your lease we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.