I have just been advised by my estate agent that my West Bromwich lawyer is not on the lender Conveyancing panel. What can I do to check?
The first thing you need to do is to contact your West Bromwich lawyer directly. It is reasonable to expect your lawyer to notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
I purchased a freehold property in West Bromwich but nevertheless charged 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 have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
About to place a bid on a leasehold apartment in West Bromwich. The estate agents say that it is standard for flats in West Bromwich to have less than 75 years left on the lease. I am taking out a loan with Chelsea Building Society. Is this going to be acceptable if the lease has Seventy One years to go.
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 :
Forgive me if this question is silly but I am new to the process as a 1st time buyer of a ground floor flat in West Bromwich. Do I collect the keys to the premises on completion from my solicitor? If this is the case, I will appoint a High Street conveyancing solicitor in West Bromwich?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you should be invited to collect the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
My lawyer has informed me that lack of right of way insurance is needed on my purchase. What is the level of cover for West Bromwich conveyancing?
The right level of lack of right of way indemnity insurance depends on who your lender is. It would differ for example between Birmingham Midshires and Leeds Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
My offer on a property in West Bromwich has been accepted, the owners do however have a connected purchase. The vendors have offered on a flat, however it’s not been accepted yet, and have viewings of other properties in the pipeline. I have selected a bricks and mortar conveyancing solicitor in West Bromwich. What should be my next step? At what point do I apply for the mortgage with Lloyds?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is approx one thousand pounds, then survey, West Bromwich conveyancing search costs, etc). First, you should ensure that your conveyancer is on the Lloyds conveyancing panel. As to the subsequent stages this very much depends on the specifics of your case, desire for the property and on the state of the market. During a rising market some buyers will apply for a home loan with Lloyds and pay for the valuation and only if it was satisfactory would they ask their property lawyer to proceed with the conveyancing in West Bromwich.
I have been on the look out for a ground for flat up to £235,500 and found one round the corner in West Bromwich I like with a park and station in the vicinity, however it's only got 49 remaining years left on the lease. There is not much else in West Bromwich suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a home loan the remaining unexpired lease term may be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.
In what way does the Landlord & Tenant Act 1954 impact my business premises in West Bromwich and how can your lawyers assist?
The particular law that you refer to gives a safeguard to business tenants, granting the a statutory right to make a request to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act for protection and help with commercial conveyancing in West Bromwich