I am buying a 4 bedroom semi-detached house in Wednesfield. Our aim is to an extension at the rear at the house.Will the conveyancing process involve enquiries to see if these works are permitted?

Your property lawyer should check the deeds as conveyancing in Wednesfield can occasionally reveal restrictions in the title deeds which restrict categories of alterations or necessitated the consent of a 3rd party. Some additions call for local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

We previously appointed conveyancers with offices in Wednesfield on the Leeds Building Society solicitor panel. They are now charging me a further sum for dealing with the Leeds Building Society mortgage. Is this a supplemental conveyancing fee specified by Leeds Building Society?

Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your solicitor is entitled to charge a fee for this. The charge is not set by Leeds Building Society but by your Wednesfield conveyancer. Plenty of firms on the Leeds Building Society panel will quote ’dealing with mortgage’ fee and others do not.

I had a mortgage agreed in principle with Principality. Wednesfield conveyancing solicitors were instructed. How long does it take for Principality to issue the offer to the lawyer?

Some lenders take longer than others. Have Principality completed the survey? Have you informed Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

How does conveyancing in Wednesfield differ for new build properties?

Most buyers of new build residence in Wednesfield approach us having been asked by the developer to exchange contracts and commit to the purchase even before the house is ready to move into. This is because new home sellers in Wednesfield tend to 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 conveyancing solicitors 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 Wednesfield or who has acted in the same development.

I am looking into buying my first house which is in Wednesfield and I am already nervous. I couldn't find anything specific about Wednesfield. Conveyancing will be needed in due course but do you know about the Wednesfield area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Wednesfield. In the meantime here are some basic statistics that we found

I am a negotiator for a reputable estate agency in Wednesfield where we see a number of leasehold sales put at risk as a result of leases having less than 80 years remaining. I have received conflicting advice from local Wednesfield conveyancing solicitors. Could you confirm whether the vendor of a flat can commence the lease extension process for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 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 at the same time as completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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 purchaser.

Leasehold Conveyancing in Wednesfield - Sample of Queries Prior to buying

Who takes charge for maintaining and repairing the block? You will want to find out as much as possible concerning the company managing the block as they will impact your use and enjoyment of the property. As the proprietor of a leasehold property you are frequently at the mercy of the managing agents from a financial perspective and when it comes to practical matters such as the tidiness of the communal areas. You should not be afraid to ask prospective neighbours if they are happy with their management. On a final note, be sure you understand the dates that you are obliged pay the service charge to the appropriate party and specifically what it includes. Where a Wednesfield lease has fewer than 80 years it will have adverse implications on the value of the flat. It is worth checking with your lender that they are content with remaining years on the lease. A short lease means that you will probably need a lease extension sooner rather than later and you need to have some idea of what this will be. For most Wednesfieldlease extensions you will be required to have owned the property for two years before you are eligible to extend the lease.

Should one remove a departed person's details from the title register for a house in Wednesfield?

Where a Wednesfield property is jointly owned and one of the proprietors dies, their name will not immediately be removed from the Land Registry title. You are not required to remove their name as when it comes to a sale you would just need to evidence why the other owner is missing from the contract, ordinarily this is in the form of a grant of probate.

With a view to making the sale conveyancing smoother in the future you can apply to have the deceased party erased from the title register by submitting an application to the land registry with proof of the death. There is no charge from the Registry for this service.