My husband and I are nearing an exchange on a house in Ladywood and my mum and dad have transferred the ten percent deposit to my conveyancing practitioner. I am now told that as the deposit has not arrived from me my property lawyer needs to disclose this to my lender. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the bank concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to delay the deal?

Your property lawyer is obliged to clarify with mortgage company to make sure that they know that the balance of the purchase price is not from your own resources. The solicitor can only disclose this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.

I acquired my apartment on 7 November and the transaction details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Ladywood said it will be dealt with inside ten days. Are transfers in Ladywood particularly slow to register?

There is nothing unique when it comes to conveyancing in Ladywood registration formalities. Rather than based on location, timescales can vary subject to who lodges the application, whether it is in order and if the Land registry need to notify any interested persons or bodies. Currently approximately 80% of submission are fully dealt with within two weeks but occasionally there can be protracted hold-ups. Registration takes place once the buyer is living at the property thus 'speed' is not always an essential issue but where it is urgent that the the registration takes place urgently then you or your solicitor can speak with the land registry and explain the circumstances.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Ladywood is the location of the property. Can you shed any light on this issue?

Flying freeholds in Ladywood are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ladywood you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ladywood may ascertain 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 residence.

Can you offer any advice when it comes to finding a Ladywood conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a property lawyer for your lease extension (regardless if they are a Ladywood conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We advise that you talk with several firms including non Ladywood conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be useful:

How many lease extensions have they conducted in Ladywood in the last twenty four months? If the firm is not ALEP accredited then why not?

I acquired a 2 bed flat in Ladywood, conveyancing formalities finalised in 1995. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Ladywood with over 90 years remaining are worth £222,000. The ground rent is £50 charged once a year. The lease ceases on 21st October 2094

You have 70 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.

The conveyancing solicitors handling our conveyancing in Ladywood has sent documents to review that state the property is unregistered with epitome documents. Is it not the case that all property in Ladywood are registered?

Although the vast majorities of properties in Ladywood are now registered with HM Land Registry there are still a few that are unregistered. Any property in Ladywood that has been purchased since the late 1980’s will have been registered at the HM Land Registry under the compulsory ‘first registration’ scheme. However, if a Ladywood property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Plenty of Ladywood conveyancing lawyers should be familiar with such matters but in the event that uncertainty exists the standard guidance nowadays seems to be for the vendor’s solicitor to undertake the registration formalities first and thereafter deal with the dispose of the property to the purchaser - this will have a domino effect to result in a protracted conveyancing.