I am acquiring a house without a mortgage in Nether Edge. I have resided for the previous Seventeen years in Nether Edge. Conveyancing searches are expensive. Given that I have knowledge of the road and vicinity intimately must I have all the conveyancing searches?

Provided that you do not need a home loan, then all but one or two of the Nether Edge conveyancing searches are optional. Your solicitor will 'advise', no-doubt strongly, that you should have searches carried out, but she has a professional duty to do this. Do take into account; if you are intend to dispose of the house one day, it will be of relevance to your future buyer what the searches reveal. On occasion premises with functional issues can still show up negative search results. A good conveyancing solicitor in Nether Edge will be able to give you some constructive advice here.

There are plenty of conveyancing solicitors in Nether Edge but how do I know who I should use?

It would be unwise to be tempted by the lowest Nether Edge conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

Is it correct that all Nether Edge CQS (Conveyancing Quality Scheme) solicitors are on the conveyancing list of approved practices?

A selection of banks and building societies now use CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.

I recently had an offer agreed on a house in Nether Edge. My mortgage broker recommended their conveyancers. I paid an advanced payment of £150. Not long after, the called me embarrassingly acknowledging that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I'm purchasing my first flat in Nether Edge with a mortgage from . The sellers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The estate agent told me not inform my lawyer about the extras as it will adversely affect my loan with . Do I keep my lawyer in the dark?.

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 Nether Edge before appointing solicitors. I have been advised that there is a flying freehold element to the house. Our surveyor has said that some banks tend refuse to grant a mortgage on a flying freehold property.

It varies from the lender to lender. Lloyds has different requirements from Birmingham Midshires. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Nether Edge. Conveyancing may be slightly more expensive based on your lender's requirements.

Back In 2001, I bought a leasehold flat in Nether Edge. Conveyancing and mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1997. The conveyancing solicitor in Nether Edge who previously acted has long since retired. What should I do?

First contact HMLR to be sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to instruct a Nether Edge conveyancing firm to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I own a garden flat in Nether Edge, conveyancing formalities finalised in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Nether Edge with a long lease are worth £165,000. The ground rent is £45 invoiced every year. The lease ends on 21st October 50

You have 50 years left to run the likely cost is going to be between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.