It is 10 years ago since I purchased my property in Penn and Ettingshall. Conveyancing lawyers have just been retained on the sale but I can't find the title documents. Will this cause complications?

You need not be too concerned. Firstly the deeds may be kept by your lender or they could still be with the lawyers who oversaw the purchase. Secondly in all probability the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring current official copies of the land registers. Most conveyancing in Penn and Ettingshall relates to registered property but in the unlikely event that your property is not registered it is more tricky but is resolvable.

A friend recommended that where I am buying in Penn and Ettingshall I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is sometimes quoted for as part of the standard Penn and Ettingshall conveyancing searches. It is not a small report of more than thirty pages, listing and detailing important information about Penn and Ettingshall around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Penn and Ettingshall Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful information regarding Penn and Ettingshall.

Due to the input of my in-laws I had a survey completed on a house in Penn and Ettingshall before instructing solicitors. I have been told that there is a flying freehold aspect to the house. Our surveyor has said that some lenders will refuse to grant a mortgage on this type of premises.

It varies from the lender to lender. Lloyds has different requirements from Birmingham Midshires. If you e-mail us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Penn and Ettingshall. Conveyancing will be smoother if you use a solicitor in Penn and Ettingshall especially if they are accustomed to such properties in Penn and Ettingshall.

Do I need to be concerned about estate agents that I am dealing with are encouraging me to use an online conveyancing firm rather than a High Street Penn and Ettingshall conveyancing practice?

As is the case with lots of service providers, often referrals from connections can be worth their weight in gold. Yet there are lots of players in a conveyancing matter; estate agents, mortgage brokers and lenders may recommend lawyers to use. Sometimes the solicitors might be known to one of the organisations as experts in their field, but sometimes there exists a financial incentive behind the recommendation. You have the right to select your preferred lawyer. You need to be aware that some banks operate an approved list of conveyancers you have to use for the lender aspect of your home move.

I've found a house that appears to tick a lot of boxes, at a great price which is making it all the more appealing. I have since been informed that it's a leasehold as opposed to freehold. I would have thought that there are issues purchasing a house with a leasehold title in Penn and Ettingshall. Conveyancing advisers have are about to be appointed. Will they explain the issues?

The majority of houses in Penn and Ettingshall are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. We note that you are buying in Penn and Ettingshall so you should seriously consider looking for a Penn and Ettingshall conveyancing practitioner and check that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example requiring the freeholder’spermission to conduct alterations. It may be necessary to pay a maintenance charge towards the upkeep of the communal areas where the property is part of an estate. Your lawyer should appraise you on the various issues.

Leasehold Conveyancing in Penn and Ettingshall - A selection of Questions you should ask Prior to Purchasing

Many Penn and Ettingshall leasehold properties will incur a service charge for maintenance of the block invoiced by the management company. If you acquire the apartment you will have to meet this charge, normally periodically during the year. This can be anything from several hundred pounds to thousands of pounds for buildings with lifts and large common grounds. There will also be a ground rent for you to pay yearly, this is usually not a large amount, say approximately £25-£75 but you should to check it because occasionally it could be surprisingly expensive. How many of the leaseholders are in arrears for their service charge payments? What is the maintenance charge and ground rent on the flat?