Last July we completed a house move in Bartley Green. We have since encountered a number of problems with the house which we believe were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been ordered for conveyancing in Bartley Green?

It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Bartley Green. Conveyancing searches and due diligence initiated during the buying process are carried out to help avoid problems. As part of the legal transfer of property, a property owner fills in a form referred to as a Seller’s Property Information Form. answers is inaccurate, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Bartley Green.

we are a couple who are hoping to buy a 2 bedroom apartment in Bartley Green with a residential mortgage from Leeds Building Society.We have a Bartley Green conveyancing lawyer but Leeds Building Society informed us she’s not on their approved list of member firms. It seems we are left with no choice but to instruct a Leeds Building Society panel firm or keep our preferred solicitor and fork out for a Leeds Building Society panel lawyer to represent them. This seems very unfair; Can we not simply insist that Leeds Building Society use our lawyer?

No, not really. The home loan offered to you contains terms and conditions, one of which will be that conveyancers will be on the Leeds Building Society approved list. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Leeds Building Society

My solicitor has informed me that missing deeds insurance is required on my purchase. What is the level of cover for Bartley Green conveyancing?

The right level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between Yorkshire Building Society and Bank of Scotland. Conveyancing practitioners as opposed to members of the public take out such insurances.

I have paid off my mortgage with UBS. I assume I don't need a Bartley Green property lawyer on the UBS panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where UBS has sent the Land Registry the discharge electronically, and
3. UBS has instructed the Land Registry to do so

I am currently in the process of buying my council flat in Bartley Green. I have a mortgage offer with Bank of Ireland. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.

I am buying a new build apartment in Bartley Green. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Bartley Green

Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I am looking for a flat up to £305k and identified one round the corner in Bartley Green I like with amenity areas and transport links nearby, the downside is that it only has 61 years on the lease. I can't really find anything else in Bartley Green suitable, 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 an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.