Am I correct in assuming that the fact that my solicitor in Hall Green is not listed on my bank's solicitor panel that there is a problem with the standard of his conveyancing?

It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Hall Green conveyancing firm and ask them why they are no longer on the approved list for your lender.

Due to move into my new home in Hall Green next Friday. My lawyer now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What does the insurance need to cover?

All property lawyers on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These requirements are not limited to conveyancing in Hall Green.

I have a renovated Victorian property in Hall Green. Conveyancing solicitor acted for me and Platform Home Loans Ltd. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold with the exact same address. I'd like to know for sure, how can I find out??

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hall Green and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing lawyer who carried out the work.

I am looking for a flat up to £195,000 and identified one round the corner in Hall Green I like with open areas and railway links nearby, the downside is that it only has 61 remaining years left on the lease. I can't really find anything else in Hall Green suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

If you require a mortgage that many years will likely be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.

Due to exchange soon on a garden flat in Hall Green. Conveyancing lawyers have said that they will have a report out to me next week. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Hall Green should include some of the following:

Rent payments - what is due and when you need to pay, and be on notice if this is subject to change Information concerning the obligations in the lease to to contribute towards maintenance costs - in relation to the building, and the more general rights a tenant enjoys The physical extent of the property. This will be the property itself but might include a loft or cellar if applicable. Responsibility to repair and maintain the building. It is essential that you know which party is liable for the repair and maintenance of all parts of the block and communal areas What options are available to the landlord where you are in breach of your lease terms?

Leasehold Conveyancing in Hall Green - A selection of Questions you should consider before buying

Is anyone aware of any major works on the horizon that could add a premium to the service charges? For most Hall Green leaseholds the cost for major works tend not to be incorporated into the maintenance charges, although a few managing agents in Hall Green ask tenants to pay into a reserve fund created for the specific purpose of establishing a fund for major works. How much is the ground rent and service charge?