Just contacted my conveyancing lawyer in Roker who completed the legal work 18 months ago and wanted a conveyancing estimate based on the same type of house sale & purchase (a leasehold residence and a freehold premises) of almost identical values with a loan from Birmingham Midshires. I am now being quoted twice the amount. Should I hunt for an alternative firm of conveyancing solicitor?

The costs illustration is slightly on the steep side. If you you were to look around you could trim some of the expense by perhaps £125. On the other hand, if you were happy with the conveyancing the firm provided you couldlive to regret opting for an a cheaper conveyancer. Don't forget to enquire the solicitor can represent Birmingham Midshires. Do utilise our search tool to choose a Roker conveyancing firm on the Birmingham Midshires approved list of lawyers, which can often include conveyancing solicitors in Roker.

I am buying a end of terrace house in Roker. The intention is to carry out an extension to the side at the property.Will the conveyancing process include checks to see if these works are prohibited?

Your solicitor should check the deeds as conveyancing in Roker can occasionally reveal restrictions in the title deeds which prevent categories of changes or need the permission of a 3rd party. Many works require local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.

We have agreed to purchase a house in Roker. A rare aspect is that the roof has a solar panel. Nottingham have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Nottingham your lawyer must check the formal instructions set out in Part 2 of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Nottingham where a lease does not comply with these requirements. The provisions relate to the installation of panels on properties countrywide and is not restricted to Roker.

I have decided to exercise my right to buy my property in Roker off the council. I have a mortgage agreed with Virgin Money. 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 use 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 Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.

Should commercial conveyancing searches reveal impending roadworks that may impact a commercial site in Roker?

Its becoming the norm that commercial conveyancing solicitors in Roker will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Roker. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Roker.

For every commercial conveyancing transaction in Roker it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Roker commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Roker.

I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Roker is where the house is located. What do you suggest?

Flying freeholds in Roker are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Roker you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Roker may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I am employed by a busy estate agent office in Roker where we have witnessed a number of flat sales put at risk as a result of leases having less than 80 years remaining. I have received inconsistent advice from local Roker conveyancing firms. Please can you confirm whether the seller of a flat can commence the lease extension process for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Roker Conveyancing for Leasehold Flats - A selection of Queries Prior to buying

What restrictions are there in the Roker Lease? Best to be warned whether fixing the lift or some other significant cost is coming up that will be shared between the tenants and will materially increase the the maintenance charges or result in a specific payment. Are there any major works anticipated that will increase the maintenance charges?