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Recently asked questions about conveyancing in Selly Oak

Why would one appoint a Selly Oak conveyancing firm when national conveyancers are cheap by comparison?

To take your time to find get 2 or 3 like-for-like quotes for conveyancing costs in Selly Oak and you should seek an affordable fee calculation but don’t become consumed with searching for the cheapest Selly Oak conveyancer. Identifying the right conveyancer can be the distinction between a smooth and a stressful house move. You need to ensure that you have expert advice from an experienced lawyer. An e-mail can never replace a telephone call and can never replicate a one to one meeting. Our partner firms will allocate you a qualified and top rated conveyancing solicitor who can handle your conveyancing from from the outset to completion, providing a level of continuity that you will never get with an internet conveyancer. Our lawyers will update you on headway and keep you informed. If you ever need to contact the office you will be sure who you need to speak to and they will endeavour to make sure that you are kept fully informed.

Should our lawyer be raising questions regarding flooding as part of the conveyancing in Selly Oak.

Flooding is a growing risk for conveyancers dealing with homes in Selly Oak. Some people will acquire a property in Selly Oak, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to impart advice on flood risk, but there are a various checks that may be initiated by the buyer or on a buyer’s behalf which should figure out the risks in Selly Oak. The standard property information forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a usual question of the seller to determine if the premises has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the owner, then a purchaser could issue a claim for damages resulting from an inaccurate reply. The buyer’s solicitors may also carry out an environmental search. This will indicate if there is a recorded flood risk. If so, further investigations will need to be made.

How does conveyancing in Selly Oak differ for new build properties?

Most buyers of new build or newly converted property in Selly Oak contact us having been asked by the seller to exchange contracts and commit to the purchase even before the house is completed. This is because new home sellers in Selly Oak typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Selly Oak or who has acted in the same development.

Due to the encouragement of my in-laws I had a survey completed on a property in Selly Oak ahead of retaining solicitors. I have been informed that there is a flying freehold element to the house. My surveyor has said that some lenders will refuse to give a mortgage on a flying freehold house.

It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. If you contact us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Selly Oak. Conveyancing may be slightly more expensive based on your lender's requirements.

Expecting to complete next month on a leasehold property in Selly Oak. Conveyancing solicitors inform me that they are sending me a report next week. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Selly Oak should include some of the following:

    Additions to the property Who has the liability for repairing the window frames Ground rent - what is due and when you need to pay, and also know whether this is subject to change An explanation as to the provision in the lease to to contribute towards maintenance costs - in respect of the block, and the wider rights a leaseholder enjoys Repair and maintenance of the flat
For details of the information to be contained in your report on your leasehold property in Selly Oak please enquire of your lawyer in ahead of your conveyancing in Selly Oak.

Selly Oak Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing

    How is the lease structured? The answer will be helpful as a) areas could cause problems in the block as the common areas may start to deteriorate if repairs are not paid for b) if the leaseholders have an issue with the running of the building you will wish to have all the details Does this lease have more than 82 years remaining?

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