I was informed yesterday by my lender that my Acocks Green property lawyer is not on the bank Solicitor panel. What can I do to be sure if this is correct?

You need to contact your Acocks Green lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.

What does my ID and proof of funds have anything to do with my conveyancing in Acocks Green? Why is this being asked of me?

You are right in these requests have nothing to do with conveyancing in Acocks Green. However these days you can not complete any conveyancing transaction in the absence submitting evidence of your identity. This usually takes the form of a either your passport or driving licence and a council tax bill. Please note that if you are supplying your driving licence as proof of identification it must be both the paper element and photo card part, one is not acceptable in the absence of the other.

Evidence of your origin of money is required in accordance with the Money Laundering Regulations. Please do not be offended when when this is requested of you as your lawyer will need to have this information on record. Your Acocks Green conveyancing solicitor will require evidence of proof of funds before they are able to accept any monies from you into their client account and they may also ask additional queries concerning the origin of funds.

How does conveyancing in Acocks Green differ for newly converted properties?

Most buyers of new build premises in Acocks Green come to us having been asked by the seller to sign contracts and commit to the purchase even before the residence is built. This is because developers in Acocks Green tend to purchase the site, 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 property lawyers 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 Acocks Green or who has acted in the same development.

Over the last few months I have been searching for a ground for flat up to £195,000 and found one near me in Acocks Green I like with open areas and railway links nearby, the downside is that it only has 61 years on the lease. I can't really find anything else in Acocks Green in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?

If you need a home loan the shortness of the lease will likely be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.

I have recently realised that I have Sixty One years left on my lease in Acocks Green. I now wish to extend my lease but my landlord is can not be found. What should I do?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to prove that you or your lawyers have made all reasonable attempts to find the freeholder. For most situations a specialist may be helpful to try and locate and prepare a report which can be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer in relation to proving the landlord’s absence and the application to the County Court covering Acocks Green.

Acocks Green Leasehold Conveyancing - Sample of Queries Prior to buying

Generally speaking the outlay for major works tend not to be incorporated into the maintenance charges, although some managing agents in Acocks Green require leasehold owners to pay into a sinking fund created for the specific purpose of establishing a fund for larger repairs or maintenance. Where a Acocks Green lease has less than 80 years it will impact the salability of the property. Check with your mortgage company that they are willing to to proceed given the lease term. A short lease means that you will probably have to extend the lease at some point and it is worth finding out what this would cost. Remember, in most cases you will need to own the residence for two years before you are entitled to carry out a lease extension.