I was notified recently by my broker that my Rubery solicitor is not on the bank Solicitor panel. How can I be certain if this is indeed the case?

The best course of action for you to take is to contact your Rubery lawyer directly. It is reasonable to expect your lawyer to notify you of the situation. Where they are not on the panel they may recommend you to a Rubery conveyancing practice that is on the approved list of lawyers for your bank.

In reading moneysavingexpert.com for a cheap solicitor in Rubery, many comment that I must instruct a CQS kitemarked lawyer. What is CQS?

The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with best practice conveyancing processes via the scheme protocol Membership covers many partnerships who perform conveyancing in Rubery.

I am a sole trader planning to lease a unit on the high street. Can you recommend solicitors offering competitive fees for non-domestic conveyancing in Rubery for below £2000?

We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Rubery, including the disposal and purchase of businesses as well as simply property. If you are intending to acquire or lease a shop, pub, restaurant, office, retail unit or a whole business we can put you in touch with the right firm. Regarding the costs this will depend on the structure and complexity of the deal. Let us have your contact information or telephone us so that we can provide you with a fixed commercial conveyancing calculation.

My brother has encouraged me to appoint his lawyers for conveyancing in Rubery. Should I use them?

Much as we are happy to recommend a Rubery conveyancing lawyer the ideal way to find a conveyancing solicitor is to seek referrals from friends or relatives who have used the solicitor you're are thinking of instructing.

Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £300,000 flat in Rubery next Thursday. The landlords agents has quoted £408 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Rubery?

For most leasehold sales in Rubery conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Addressing conveyancing due diligence questions Where consent is required before sale in Rubery Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Rubery leasehold property is £350. For Rubery conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide the information.

I purchased a ground floor flat in Rubery, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Similar properties in Rubery with a long lease are worth £202,000. The ground rent is £60 invoiced every year. The lease finishes on 21st October 2081

With just 57 years unexpired we estimate the price of your lease extension to span between £28,500 and £33,000 as well as costs.

The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns 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 placing reliance on this information before getting professional advice.