We are aiming to move house in March. Does my conveyancing solicitor call the removal company on the completion day. On a separate note, can you suggest a removal company in Washwood Heath. Conveyancing lawyer was organised before I stumbled across your site.

On the day of completion you will need to collect the house keys from the selling agent however this can only happen once the sellers conveyancers inform the agent that they have the completion monies and the keys can be handed over. After that you will need to tell the removal men that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can help you locate a residential property solicitor in Washwood Heath or a solicitor with expertise in conveyancing in Washwood Heath.

After shopping around on the internet I have found a Washwood Heath conveyancing practitioner having made sure that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?

Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Washwood Heath postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Washwood Heath.

Our sealed bid on a detached house in Washwood Heath has been agreed to, the sellers do nevertheless have an associated purchase. The owners have put an offer on somewhere, but it’s not yet agreed to, and are looking at other apartments in the pipeline. I have selected a high street conveyancing solicitor in Washwood Heath. What do I do now? At what stage do I apply for the mortgage with Nationwide?

It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then survey, Washwood Heath conveyancing search charges, etc). The first thing to do is check that your solicitor is on the Nationwide approved list. Concerning the subsequent phase this very much dictated by the circumstances of your case, attraction to the property and on the state of the market. During a hot market some purchasers will apply for a home loan with Nationwide and arrange for the valuation and only if it comes back ok would they ask their lawyer to press on with searches.

I'm purchasing a new build house in Washwood Heath with a loan from The Mortgage Works. The sellers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The sale representative told me not reveal to my conveyancer about the extras as it will adversely affect my mortgage with The Mortgage Works. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Washwood Heath is the location of the property. What do you suggest?

Flying freeholds in Washwood Heath are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Washwood Heath you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Washwood Heath may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I am using a search engine for the phrase cheap conveyancing in Washwood Heath it shows results of numerous property lawyerslocally. With so much choice what is the best way to find the right solicitor for me?

The best method of choosing a suitable conveyancer is via personal recommendation, so ask friends and family who have bought a property in Washwood Heath or a respected estate agent or financial adviser. Fees for conveyancing in Washwood Heath differ, so it's advisable to obtain a minimum of three costs illustrations from different companies. Be sure to secure confirmation what costs in the quote includes.

I work for a long established estate agency in Washwood Heath where we have experienced a number of flat sales put at risk as a result of short leases. I have received inconsistent advice from local Washwood Heath conveyancing firms. Could you clarify whether the owner of a flat can instigate the lease extension formalities for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I inherited a ground floor flat in Washwood Heath, conveyancing having been completed May 1999. Can you work out an approximate cost of a lease extension? Comparable flats in Washwood Heath with a long lease are worth £185,000. The ground rent is £65 yearly. The lease expires on 21st October 2086

With just 61 years unexpired we estimate the premium for your lease extension to span between £18,100 and £20,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive investigations. You should not use this information 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 based on this information without first seeking the advice of a professional.