Some advice if I may. My Kings Heath solicitor is assuring me that he has toapply for Kings Heath conveyancing searches due to the fact thatthe firm are on the Lloydsapproved lawyer panel. Do I not have any say here?

Unfortunately both you and your lawyer have little choice here. As you are taking a home loan with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Kings Heath conveyancing searches.

I require fast conveyancing in Kings Heath as I am under a deadline to complete inside 3 weeks. A mortgage is not required. Is it possible to avoid the conveyancing searches to save fees and time?

If.Given you are not taking a mortgage you have the choice not to do searches although no law firm would recommend that you don't. Drawing on years of experience of conveyancing in Kings Heath the following are instances of what can arise and adversely affect market value: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Road Schemes,...

How does conveyancing in Kings Heath differ for newly converted properties?

Most buyers of new build property in Kings Heath contact us having been asked by the seller to exchange contracts and commit to the purchase even before the house is built. This is because new home sellers in Kings Heath usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Kings Heath or who has acted in the same development.

Last May I purchased a leasehold house in Kings Heath. Do I have any liability for service charges for periods before my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Kings Heath Conveyancing for Leasehold Flats - A selection of Queries Prior to buying

How is the lease structured? What is the length of the lease? Its a good idea to discover as much as possible regarding the managing agents as they will either make living at the property much simpler or uncomfortable. Being a leasehold owner you are often in the clutches of the managing agents both financially and when it comes to every day matters such as the cleanliness of the common parts. You should not be shy to ask prospective neighbours what they think of them. On a final note, be sure you understand the dates that you are obliged pay the maintenance charge to the appropriate party and specifically what you get for your money.

Do online conveyancing organisations undertake everything a high street Kings Heath solicitor does or do I still need to retain a solicitor for the final stages for my conveyancing in Kings Heath?

Where you instruct an online conveyancer they should undertake all the tasks your Kings Heath conveyancer will cover.