Do I need to have a meeting at the offices of the solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Walsall so that I can pop in to their offices if required.

As opposed to 15 years ago, the vast majority mortgage companies no longer need their conveyancing panel solicitor to witness the mortgagors signature. It will still be necessary for you to provide ID documents and there are still distinct advantages to using a local practitioner, in your situation a conveyancing solicitor in Walsall.

Are there restrictive covenants that are commonly identified during conveyancing in Walsall?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Walsall. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

How does conveyancing in Walsall differ for new build properties?

Most buyers of new build property in Walsall approach us having been asked by the developer to sign contracts and commit to the purchase even before the residence is completed. This is because developers in Walsall usually buy 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 property lawyers 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 Walsall or who has acted in the same development.

I opted to have a survey carried out on a property in Walsall ahead of appointing solicitors. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some lenders may not grant a mortgage on this type of home.

It depends who your proposed lender is. Lloyds has different requirements from Halifax. Should you wish to call us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Walsall. Conveyancing will be smoother if you use a solicitor in Walsall especially if they are familiar with such properties in Walsall.

My wife and I purchased a leasehold flat in Walsall. Conveyancing and Godiva Mortgages Ltd mortgage organised. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1996. The conveyancing solicitor in Walsall who previously acted has long since retired. Any advice?

First make enquiries of the Land Registry to be sure that this person is in fact the new freeholder. It is not necessary to instruct a Walsall conveyancing lawyer to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I purchased a split level flat in Walsall, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Corresponding properties in Walsall with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease ceases on 21st October 2078

You have 53 years unexpired we estimate the price of your lease extension to range between £27,600 and £31,800 plus legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.