I was advised recently by my broker that my West Bromwich the law firm I have appointed is not on the bank Solicitor panel. What can I do to check?
The best course of action for you to take is to call your West Bromwich conveyancer. You lawyer should notify you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
I purchased a freehold house in West Bromwich yet invoiced for rent, why is this and what is this?
It is rare for properties in West Bromwich and has limited impact for conveyancing in West Bromwich 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 creation of new rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.
I have just over seventy years left on my lease and require a lease extension for my flat in West Bromwich. Conveyancing solicitors on the Chelsea Building Society panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 23/4/2025 the requirements read as follows :
This question may be naive but I am wet behind the ears as FTB of a ground floor flat in West Bromwich. Do I pick up the keys to the premises on completion from my solicitor? If so, I will instruct a local conveyancing solicitor in West Bromwich?
On the day of completion you will not be required to go to the conveyancers office in West Bromwich. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s lawyers, and shortly after the monies have arrived, you should be invited to receive the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.
Can you help - my lawyer advises that lack of planning permission insurance is required on my purchase. What is the level of cover for West Bromwich conveyancing?
The right level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Yorkshire Building Society and Norwich and Peterborough Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
After what feels like an age I have had an offer on a maisonette in West Bromwich agreed to, the sellers do nevertheless have a connected purchase. The sellers have put an offer on somewhere, however it’s not yet tied up, and are looking at other properties booked. I have selected a nearby conveyancing solicitor in West Bromwich. What do I do now? When should I get the mortgage application with RBS started?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then valuation, West Bromwich conveyancing search fees, etc). The first course of action is to check that your lawyer is on the RBS conveyancing panel. Regarding the subsequent steps this very much depends on the uniqueness of your case, desire for the property and on the state of the market. In a hot market many purchasers will apply for the mortgage with RBS and arrange for the valuation and only if it comes back ok would they pay their conveyancing practitioner to proceed with searches.
Over the last few months I have been searching for a ground for flat up to £245,000 and identified one round the corner in West Bromwich I like with open areas and station nearby, however it only has 51 remaining years left on the lease. There is not much else in West Bromwich in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
If you require a home loan the remaining unexpired lease term will likely be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.
How does the Landlord & Tenant Act 1954 impact my business offices in West Bromwich and how can you help?
The 1954 Act gives a safeguard to commercial lessees, giving them the right to apply to court for a continuation of occupancy when the lease comes to an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in West Bromwich