What is the most effective way to search for the right lawyer who can provide a first class service for our conveyancing in Crabtree?

Option 1 is to ask connections who they would recommend.

Second, look on the web for conveyancing in Crabtree. Phone a couple or more firms listed and request that they send you their conveyancing fee calculations and speak to the lawyer who will conduct your legal process ahead ofcommitting.

Option 3 is to use our search tool to help you find the right solicitors taking into account your unique requirements including location,deadlines, complications and who your intended lender is. Avoid the trap of appointing £99 conveyancing in Crabtree

I own a semi-detached Georgian property in Crabtree. Conveyancing lawyer represented me and Birmingham Midshires. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?

You should 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 Crabtree 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 question the position with your conveyancing lawyer who conducted the purchase.

I am buying my first flat in Crabtree with a loan from Alliance & Leicester . The developers refused to move on the amount so I negotiated £7000 of extras instead. The property agent suggested that I not inform my solicitor about the extras as it could affect my mortgage with Alliance & Leicester . Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

As co-executor for the estate of my aunt I am disposing of a house in Cardiff but I am based in Crabtree. My solicitor (approximately 235 miles awayhas requested that I execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing solicitor in Crabtree to attest and place their company stamp on the document?

Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are based in Crabtree

Completion is due on our sale of a £350,000 flat in Crabtree in seven days. The freeholder has quoted £360 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Crabtree?

Crabtree conveyancing on leasehold maisonettes usually requires the buyer’s conveyancer submitting questions for the landlord to answer. Although the landlord is under no legal obligation to respond to these enquiries the majority will be willing to assist. They are at liberty to charge a reasonable charge for answering enquiries or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is £350, in some transactions it is above £800. The management information fee demanded by the landlord must be sent together with a summary of rights and obligations in relation to administration charges, without which the charge is technically not due. Reality however dictates that you have little choice but to pay whatever is requested of you if you want to sell the property.

I bought a 1st floor flat in Crabtree, conveyancing formalities finalised in 2010. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Crabtree with an extended lease are worth £191,000. The ground rent is £55 invoiced annually. The lease expires on 21st October 2079

You have 54 years unexpired we estimate the price of your lease extension to be between £31,400 and £36,200 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.