What is the first thing I need to know about purchase conveyancing in Lozells?

You may not hear this from too many lawyers but conveyancing in Lozells or throughout Birmingham is an adversarial process. In other words, when it comes to conveyancing there exists lots of room for friction between you and others involved in the legal transfer of property. E.g., the vendor, selling agent and even potentially your mortgage company. Appointing a lawyer for your conveyancing in Lozells an important selection as your conveyancer is your adviser, and is the SOLE party in the transaction whose responsibility is to act in your legal interests and to keep you safe.

There is a definite increase in the "blame" culture- someone has to be blamed for the process being so protracted. We recommend that you your first instinct should be to trust your conveyancer ahead of all other parties in the home moving process.

Please explain the implications if my solicitor is expelled from the Leeds Building Society Solicitor panel ahead of completing my conveyancing in Lozells?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

Are there restrictive covenants that are commonly identified during conveyancing in Lozells?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Lozells. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am purchasing a new build house in Lozells with a loan from Virgin Money. The sellers refused to reduce the price so I negotiated 6k of extras instead. The property agent advised me not disclose to my solicitor about the side-deal as it could put at risk my loan with the bank. Is this normal?.

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

Over the last few months I have been searching for a flat up to £195,000 and identified one close by in Lozells I like with amenity areas and transport links nearby, however it's only got 61 years on the lease. I can't really find anything else in Lozells in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?

If you require a home loan the shortness of the lease may be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.