My mortgage broker says he needs my Balsall Heath solicitor’s panel member for the Lloyds conveyancing panel. What is the best way to obtain this. I have contacted my local Balsall Heath office but they cant find it on their system.

You are best placed to get this information from your Balsall Heath property lawyer . They maintain a central record lender panel numbers.

Can the conveyancing solicitors that you recommend execute conveyancing in Balsall Heath by way of an attended exchange?

We do have a number of conveyancing experts carrying out personalised exchanges. Do contact us to obtain a costs illustration and details as to dates.

As a novice what is the most important piece of guidance you can give me about purchase conveyancing in Balsall Heath?

Not many law firms or advisers will tell you this but conveyancing in Balsall Heath and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there is plenty of room for friction between you and others involved in the ownership transfer. For instance, the vendor, property agent and sometimes a bank. Selecting a law firm for your conveyancing in Balsall Heath should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the transaction whose interest is to act in your legal interests and to protect you.

We are witnessing a worrying creep in the "blame" culture- someone must be at fault for the process being so protracted. We recommend that you must always trust your solicitor ahead of the other players in the home moving process.

I have a renovated Victorian property in Balsall Heath. Conveyancing practitioner represented me and Coventry Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Balsall Heath and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing lawyer who conducted the work.

Having checked my lease I have discovered that there are only Seventy years left on my flat in Balsall Heath. I now want to extend my lease but my landlord is missing. What are my options?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to prove that you or your lawyers have made all reasonable attempts to track down the lessor. For most situations a specialist should be useful to try and locate and prepare an expert document to be accepted by the court as evidence that the landlord is indeed missing. It is advisable to get professional help from a property lawyer in relation to devolving into the landlord’s absence and the vesting order request to the County Court covering Balsall Heath.

Balsall Heath Leasehold Conveyancing - Sample of Questions you should consider Prior to buying

Are there any major works anticipated that could increase the maintenance fees? Plenty Balsall Heath leasehold properties will be liable to pay a service charge for the upkeep of the block set by the freeholder. If you buy the property you will have to meet this amount, normally in instalments during the year. This may be anything from a couple of hundred pounds to thousands of pounds for buildings with lifts and large communal areas. There will also be a ground rent to be met annual, this is usually not a significant amount, say around £25-£75 but you should to enquire as sometimes it could be many hundreds of pounds. How many years remain on the lease?