Can I use your services to locate a Conveyancing solicitor in Bessacarr even if I’m not buying or selling a house, for instance where I want to acquire an office in Bessacarr with a loan from Birmingham Midshires?

The service is mainly there to select residential conveyancing solicitors in Bessacarr but we have listed at the bottom of this page a selection of Bessacarr commercial conveyancing firms. You will need to make contact with the company directly to see if they can also act for Birmingham Midshires

What will a local search reveal about the property we're purchasing in Bessacarr?

Bessacarr conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company such as PSG The local search plays a central part in most Bessacarr conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search should provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.

I have justdiscovered that Wolstenholmes have closed. They conducted my conveyancing in Bessacarr for a purchase of a leasehold flat 10 months ago. How can I be sure that the property is in my name in the name of the former proprietor?

The easiest method to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bessacarr conveyancing specialists.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Bessacarr is where the house is located. Can you shed any light on this issue?

Flying freeholds in Bessacarr are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bessacarr you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bessacarr may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Last May I purchased a leasehold flat in Bessacarr. Am I liable to pay service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Bessacarr Leasehold Conveyancing - A selection of Questions you should consider Prior to buying

In the main the cost for major works tend not to be wrapped into the service charges, although a few managing agents in Bessacarr ask tenants to pay into a reserve fund created for the specific intention of building a fund for larger works. Where a Bessacarr lease has fewer than 80 years it will impact the salability of the property. It is worth checking with your bank that they are happy with remaining years on the lease. Leases with fewer than 80 years remaining means that you will most likely need a lease extension at some point and you need to have some idea of how much this will be. Remember, in most cases you will be be obliged to have owned the property for a couple of years in order to be eligible to carry out a lease extension. You should want to discover as much as possible about the managing agents as they will either make your life much simpler or uncomfortable. Being a leasehold owner you will be at the mercy of the managing agents from a financial perspective and when it comes to daily matters like the cleanliness of the communal areas. Enquire of other people if they are happy with them. On a final note, investigate as to the dates that the service charges are due to the relevant party and specifically what you get for your money.