We're in Ladywood, FTBs buying with a mortgage (lender is UBS , and our solicitor is on the UBS conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the UBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I'm buying my first flat in Ladywood benefiting from help to buy. The builders refused to reduce the price so I negotiated £7000 of additionals instead. The property agent suggested that I not reveal to my conveyancer about the extras as it would impact my loan with the bank. Should I keep quiet?.

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

Due to the guidance of my in-laws I had a survey completed on a property in Ladywood ahead of appointing conveyancers. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some banks tend refuse to issue a loan on a flying freehold property.

It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. Should you wish to call us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ladywood. Conveyancing may be slightly more expensive based on your lender's requirements.

Should I go with a Ladywood conveyancing practitioner in close proximity to the house I am purchasing? We have a good friend who can perform the legal formalities however her office is a couple of hundredmiles drive away.

The primary upside of using a local Ladywood conveyancing firm is that you can drop in to sign documents, hand in your identification documents and pester them if necessary. They will also have local intelligence which is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and in the main were impressed that should surpass using an unfamiliar Ladywood conveyancing lawyer just because they are Ladywood based.

Back In 2005, I bought a leasehold house in Ladywood. Conveyancing and Lloyds TSB Bank mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1996. The conveyancing solicitor in Ladywood who acted for me is not around. What should I do?

The first thing you should do is make enquiries of HMLR to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. You do not need to instruct a Ladywood conveyancing firm to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I own a garden flat in Ladywood, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Ladywood with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease ends on 21st October 2084

You have 60 years left to run we estimate the premium for your lease extension to span between £20,000 and £23,000 as well as professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.