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Recently asked questions about conveyancing in Rowley Regis

I am searching for value for money property lawyer. Should I go for for a nationwide conveyancer or a high street Rowley Regis conveyancing lawyer?

Rowley Regis is a special area, where regional insight is a significant benefit. The relaxed pace of life has it’s attractions – but not for your house move. The property lawyers that we work with providing deep Rowley Regis know how with a professional, hands-onattitude that ensures everything runs smoothly. It will certainly help that they benefit from long term rapport with mortgage brokers, local authorities, surveyors and other Rowley Regis conveyancing firms

I am need of leasehold conveyancing for a flat in a relatively new development (6 years old) in Rowley Regis. Almost all the properties have already been sold. Do I need carry out the neighbourhood searches for my conveyancing in Rowley Regis?

Conveyancing Searches are a central link in the Rowley Regis conveyancing process. There are hundreds companies who offer Rowley Regis conveyancing searches, as well direct from the local authority. These are usually referred to as personal search providers due to them carrying out, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authority.

Do I need to visit the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Rowley Regis so that I can pop in to their offices when needed.

Whereas this was necessary 15 years ago, most lenders no longer require their conveyancing panel lawyer to witness the borrowers signature. It will still be necessary for you to supply identification documents and there are still manifest benefits to choosing a locally based solicitor, in your case a conveyancing solicitor in Rowley Regis.

Just had an offer accepted on a new build apartment in Rowley Regis. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Rowley Regis

    Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I am looking at a couple of maisonettes in Rowley Regis both have about fifty years remaining on the leases. should I be concerned?

There is no doubt about it. A leasehold flat in Rowley Regis is a wasting asset as a result of the reducing lease term. The nearer the lease gets to zero years unexpired, the more it adversely affects the salability of the premises. The majority of purchasers and lenders, leases with less than eighty years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Rowley Regis conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I am the registered owner of a split level flat in Rowley Regis, conveyancing formalities finalised September 2009. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Rowley Regis with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 per annum. The lease finishes on 21st October 2087

With only 68 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.

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