We were just about to exchange contracts for a property in Smethwick. We have hit a problem. The mortgage offer with Platform Home Loans Ltd expires on 22/5/2023 but the owners are insisting on a completion date of 24/5/2023. Can one extend the loan expiry date?

The best person to address this issue is your solicitors who is in a position to determine if they should be discussing with the bank, vendor’s representatives, property agents or conceivably all parties based on the history of your transaction as of today.

My father advised me that in buying a property in Smethwick there could be various restrictions preventing external changes to a property. Is this right?

There are anumerous of properties in Smethwick which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Smethwick should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Smethwick building society branch on a couple of occasions and was informed it wasn't a problem and they will lend. My Smethwick conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

Provided that the conveyancing practitioner is on the lender panel, she or he must follow the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

I was told two weeks ago that my mortgage has been agreed to by Co-operative. Is it usual for Co-operative to only issue the offer once my solicitor in Smethwick is approved on their conveyancing panel? Co-operative have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am buying a new build flat in Smethwick. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Smethwick

Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

What makes your site different to other internet conveyancing brokers for conveyancing in Smethwick?

At this site get a fixed fee quote from a Solicitor or Licensed Conveyancer that appreciates the nuances of your conveyancing in Smethwick. Unlike many estate agents and many comparison sites we do not charge firms a commission if you instruct them for your conveyancing in Smethwick

Frank (my husband) and I may need to let out our Smethwick basement flat temporarily due to a new job. We used a Smethwick conveyancing practice in 2004 but they have closed and we did not think at the time seek any advice as to whether the lease permits subletting. How do we find out?

Even though your previous Smethwick conveyancing solicitor is not available you can review your lease to see if it allows you to sublet the apartment. The rule is that if the lease is silent, subletting is allowed. Quite often there is a prerequisite that you are obliged to seek consent from your landlord or some other party in advance of subletting. The net result is that you cannot sublet in the absence of prior consent. The consent should not be unreasonably refused ore delayed. If your lease prohibits you from letting out the property you should ask your landlord if they are willing to waive this restriction.

I acquired a 1st floor flat in Smethwick, conveyancing having been completed in 1996. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Smethwick with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 per annum. The lease terminates on 21st October 2087

With 64 years unexpired we estimate the premium for your lease extension to span between £14,300 and £16,400 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.