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Find a Pelsall Conveyancing Solictior on Your Lender’s Panel

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

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


Recently asked questions about conveyancing in Pelsall

Can your site be used to find a Conveyancing solicitor in Pelsall even if I’m not buying or selling a house, for example where I want to acquire an office in Pelsall with a mortgage from The Mortgage Works?

Our search tool is mainly used to get a quote from residential conveyancing solicitors in Pelsall but we have listed towards the end of this page some Pelsall commercial conveyancing firms. You should enquire with the solicitors directly to check if they are also authorised to represent The Mortgage Works

I have decided to exercise my right to buy my property in Pelsall off the council. I have a mortgage offer with Aldermore. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.

I currently have a mortgage with Barclays for my property in Pelsall. Conveyancing has been completed some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Barclays?

You must advise Barclays in advance of letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. It should not be necessary to do this via a Barclays conveyancing panel solicitor.

I was told four weeks ago that my mortgage has been agreed to by Nationwide. Is it usual for Nationwide to only issue the offer once my solicitor in Pelsall is approved on their conveyancing panel? Nationwide have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.

I decided to have a survey done on a property in Pelsall before instructing conveyancers. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some lenders tend not give a loan on a flying freehold house.

It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. If you call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Pelsall. Conveyancing will be smoother if you use a solicitor in Pelsall especially if they are acquainted with such properties in Pelsall.

How does the Landlord & Tenant Act 1954 affect my commercial premises in Pelsall and how can you help?

The 1954 Act provides protection to commercial lessees, giving them the dueness to make a request to court for a new lease and continue in occupation at the end of the lease term. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Pelsall

I have just started marketing my 2 bed apartment in Pelsall. Conveyancing has not commenced, however I have recently had a quarterly service charge invoice – should I leave it to the buyer to sort out?

The sensible thing to do is discharge the service charge as normal given that all ground rent and service invoices should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I bought a garden flat in Pelsall, conveyancing was carried out in 2004. Can you work out an approximate cost of a lease extension? Equivalent flats in Pelsall with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 levied per year. The lease terminates on 21st October 2072

With just 51 years remaining on your lease we estimate the price of your lease extension to be between £30,400 and £35,200 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.

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