I selected a local solicitor for our conveyancing in Washwood Heath today. Reviewing the official terms of business it is apparent thatI am responsible for costs even if the sale aborts. Should I go with them or appoint an on-line conveyancing company who offer no-sale-no-fee conveyancing in Washwood Heath?

Generally there is a compromise along the lines that if "No Completion No Fee" is available then the conveyancing charges will generally be uplifted to offset those conveyances that do not go ahead. Dont forget that these deals rarely cover expenses for example Washwood Heath conveyancing search charges.

I am the registered owner of a freehold premises in Washwood Heath but still invoiced for rent, why is this and what is this?

It is rare for properties in Washwood Heath and has limited impact for conveyancing in Washwood Heath but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.

What happens if my solicitor is expelled from the Nationwide Conveyancing panel ahead of completing my conveyancing in Washwood Heath?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

Will my solicitor be making enquiries about flooding as part of the conveyancing in Washwood Heath.

Flooding is a growing risk for solicitors dealing with homes in Washwood Heath. Plenty of people will buy a house in Washwood Heath, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Solicitors are not best placed to give advice on flood risk, but there are a numerous checks that can be initiated by the buyer or by their conveyancers which will give them a better appreciation of the risks in Washwood Heath. The conventional set of completed inquiry forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the seller to find out whether the premises has ever been flooded. If flooding has previously occurred and is not revealed by the vendor, then a purchaser may commence a compensation claim resulting from an misleading response. A purchaser’s conveyancers will also commission an enviro search. This should indicate whether there is a recorded flood risk. If so, more detailed inquiries should be conducted.

Having had my offer accepted I require leasehold conveyancing in Washwood Heath. Before diving in I require certainty as to the number of years remaining on the lease.

If the lease is registered - and most are in Washwood Heath - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Leasehold Conveyancing in Washwood Heath - Sample of Queries Prior to Purchasing

It would be prudent to discover as much as possible concerning the managing agents as they will affect your use and enjoyment of the property. As the owner of a leasehold property you will be in the clutches of the managing agents both financially and when it comes to day to day issues like the cleanliness of the communal areas. Enquire of other tenants whether they are happy with them. On a final note, be sure you discover the dates that the maintenance fees are due to the managing agents and specifically what you get for your money. Many Washwood Heath leasehold apartments will have a service bill for the upkeep of the building levied on behalf of the landlord. Should you purchase the property you will have to meet this charge, usually periodically accross the year. This can differ from two or three hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. There will also be a ground rent to be met annual, this is usually not a significant amount, say around £25-£75 but you need to check as on occasion it could be many hundreds of pounds.