After what seems like an age a mortgage offer from Nationwide for the remortgage of my single room flat is coming within the next few days. Can you suggest a low cost conveyancing solicitor in Kings Heath?

This site is not designed to help those in pursuit of the lowest fares for conveyancing solicitors in Kings Heath. We can offer you affordable conveyancing but our intention is not to advertise as being the cheapest. Resist the temptation to appoint organisations teasing you with £100 conveyancing in Kings Heath. Optimistically, in being led by low cost conveyancing, you will earn what you pay for and at worst it will result in you with a hefty uplift in extras and still not end up with the service expected.

My aunt advised me that in buying a property in Kings Heath there could be various restrictions limiting what one can do in terms of external alterations to the property. Is this right?

We are aware of a number of properties in Kings Heath which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Kings Heath should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am due to move home in July. Does my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you suggest a removal company in Kings Heath. Conveyancing lawyer was chosen before I stumbled across your site.

On the afternoon of completion you will need to collect the keys from the selling agent but this can only occur after the sellers solicitors confirm to the agent that they have the completion monies and the keys can be given over. Subsequently you will need to advise the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can help you find a residential property solicitor in Kings Heath or a lawyer that specialises in conveyancing in Kings Heath.

My solicitor has informed me that lack of building regulations insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Kings Heath?

The appropriate level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between Barclays and Virgin Money. Conveyancing lawyers as opposed to members of the public take out such policies.

Me and my brother have a terraced Victorian house in Kings Heath. Conveyancing solicitor acted for me and Barclays . I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold with the matching address. Is it worth asking Barclays to clarify?

You should read 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Kings Heath and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with your conveyancing practitioner who carried out the work.

I own a leasehold house in Kings Heath. Conveyancing and TSB mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1997. The conveyancing practitioner in Kings Heath who acted for me is not around. What should I do?

First contact HMLR to make sure that the individual claiming to own the freehold is indeed the new freeholder. It is not necessary to instruct a Kings Heath conveyancing lawyer to do this as it can be done on-line for £3. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I bought a ground floor flat in Kings Heath, conveyancing was carried out in 2003. How much will my lease extension cost? Corresponding properties in Kings Heath with a long lease are worth £180,000. The ground rent is £65 invoiced annually. The lease ends on 21st October 2083

With just 59 years unexpired the likely cost is going to be between £20,900 and £24,200 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.

We are midway through buying a property in Kings Heath. Conveyancing lawyer has phoned to say the title is "Leasehold". Should this impact the salability of the property?

Kings Heath conveyancing does not normally involve leasehold houses. The crucial factor here is the length of lease and the ground rent. If there are hundred of years years remaining with a nominal rent, it's essentially freehold, so it’s unlikely to impact the value too much.

At the other end of the spectrum, if it's, say, fifty five years it is bound to have a significant effect on the value, and probably wouldn't be mortgageable. The remaining lease term and ground rent will be specified in the lease provided to your conveyancer.