How up to date is your search tool for Moseley conveyancing solicitors on the Yorkshire BS conveyancing panel? Do Yorkshire BS send you an updated list?

Moseley conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.

I am intent on selling our property in Moseley and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers used a web based conveyancing firm as opposed to a conveyancing solicitor in Moseley. We have lived in Moseley for 5 years we know of no issue. Is it a good idea to contact our local Authority to seek clarification need.

It would appear that you have a conveyancing solicitor already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

Are there restrictive covenants that are commonly picked up as part of conveyancing in Moseley?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Moseley. 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…’

How does the Landlord & Tenant Act 1954 affect my commercial property in Moseley and how can your lawyers assist?

The 1954 Act gives a safeguard to business lessees, giving them the legal entitlement to make a request to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Moseley is one of our hundreds of areas of the UK in which our lawyers are based

Completion is due on the disposal of our £150,000 apartment in Moseley next week. The landlords agents has quoted £300 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Moseley?

Moseley conveyancing on leasehold apartments ordinarily necessitates fees being levied by freeholders :

Completing pre-exchange questions Where consent is required before sale in Moseley Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Moseley leasehold property is £350. For Moseley conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply the information.

I inherited a garden flat in Moseley, conveyancing was carried out April 2001. Can you work out an approximate cost of a lease extension? Equivalent flats in Moseley with an extended lease are worth £175,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease ceases on 21st October 2083

With 58 years left to run the likely cost is going to be between £23,800 and £27,400 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.