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Find a Ladywood Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Ladywood? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Ladywood transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Ladywood conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Ladywood

Why is leasehold purchase conveyancing in Ladywood is more expensive?

Ladywood leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving applicable notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

My uncle pointed out to me me that in purchasing a property in Ladywood there could be various restrictions limiting what one can do in terms of external changes to the property. Is this right?

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

Is there a list of UBS panel solicitors in Ladywood on the UK Finance Lenders’ Handbook Website?

No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings available on the web. Where you are in need of a Ladywood conveyancer on the UBS please make the most of our tool.

Planning on purchasing a maisonette in Ladywood. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Ladywood solicitor is on the HSBC conveyancing panel.

Will commercial conveyancing searches reveal proposed roadworks that could affect a commercial site in Ladywood?

Its becoming the norm that commercial conveyancing solicitors in Ladywood will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Ladywood. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ladywood.

For each commercial conveyancing transaction in Ladywood it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Ladywood commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Ladywood.

I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Ladywood is the location of the property. Can you offer any guidance?

Flying freeholds in Ladywood are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ladywood you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ladywood may determine 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.

I am attracted to a couple of flats in Ladywood which have approximately fifty years unexpired on the leases. should I be concerned?

There are no two ways about it. A leasehold apartment in Ladywood is a wasting asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it reduces the salability of the property. For most purchasers and mortgage companies, leases with under 75 years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Ladywood conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I purchased a basement flat in Ladywood, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Ladywood with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 yearly. The lease comes to an end on 21st October 2088

With 66 years left to run we estimate the premium for your lease extension to range between £11,400 and £13,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.

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Find out more about how flying freehold can affect your the value of a property.