I require conveyancing for a flat in a relatively new development (five years built) in Shirley. 95% of the properties are already sold. Do I need carry out the local searches as part of conveyancing in Shirley?

You are opening yourself up to an unnecessary risk in failing carrying out Shirley conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would absolutely advise in no uncertain terms that your lawyer conducts them. If accelerating the process and driving down costs are primary concerns you should discuss with your lawyer about the options such as lack of search insurance available to you

My wife and I purchased a 4 bedroom Victorian property in Shirley. Conveyancing solicitor represented me and HSBC Bank. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold under the matching address. Is it worth asking HSBC Bank to clarify?

You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Shirley and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing lawyer who conducted the work.

I am thinking of appointing a conveyancing lawyer in Shirley for my house move. Is it possible to review a firm’s complaints history with the profession’s regulator?

One can find presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA may monitor call for training purposes.

I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a great figure which is making it all the more appealing. I have since discovered that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a leasehold house in Shirley. Conveyancing lawyers have are soon to be instructed. Will they explain the issues?

The majority of houses in Shirley are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are purchasing in Shirley in which case you should be shopping around for a Shirley conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example obtaining the landlord’sconsent to conduct alterations. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the house is located on an estate. Your conveyancer should report to you on the legal implications.

I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Shirley conveyancing firm to assist?

You certainly can. We are happy to put you in touch with a Shirley conveyancing firm who can help.

An example of a Freehold Enfranchisement case for a Shirley flat is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case affected 4 flats. The unexpired residue of the current lease was 98 years.

We are about to acquiring a flat in Shirley. Conveyancing is not over but we wish to keep our purchase price confidential from sites such as Zoopla. what can I do to ensure this is not revealed?

HMLR by statute are bound to reveal price sold information on the official title for residential properties nationwide which includes properties in Shirley. The Title Register is a public document, so HMLR would be breaking the law if they did not grant access to the register.

In essence you can ask HM Land Registry to hide the price paid entry however the answer will be a No.