It may have been a long time coming a mortgage offer from Nationwide for the refinancing of my 4 room apartment is coming by the end of next week. Can you propose a low cost conveyancing practitioner in Dudley?

This site is not designed to assist those in their quest for the lowest fares for conveyancing in Dudley. Our aim is to provide cost effective conveyancing but we do not work with the cheapest lawyers. Do not be seduced by organisations enticing you with ninety nine pound conveyancing in Dudley. The optimum outcome, in going for low cost conveyancing, you will get your money’s worth and at worst it will result in you spending a lot in additional fees and still not end up with the service you were looking for.

Are the BSA planning on creating a searchable register to list practices on the conveyancing panel for example in Dudley?

We have not been informed any plans on the part of the BSA to develop such a register.

I am buying a new build flat in Dudley. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Dudley

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I am looking at a two apartments in Dudley which have about fifty years left on the leases. Should I regard a short lease as a deal breaker?

There are plenty of short leases in Dudley. The lease is a legal document that entitles you to use the property for a period of time. As the lease gets shorter the marketability of the lease decreases and results in it becoming more expensive to acquire a lease extension. This is why it is advisable to extend the lease term. More often than not it is difficulties arise selling premises with a short lease as mortgage companies may be reluctant to lend money on properties of this type. Lease extension can be a protracted process. We advise that you get professional help from a conveyancer and surveyor with experience in this field.

I purchased a 1 bedroom flat in Dudley, conveyancing formalities finalised in 1995. Can you work out an approximate cost of a lease extension? Comparable flats in Dudley with an extended lease are worth £165,000. The ground rent is £45 charged once a year. The lease finishes on 21st October 50

With 50 years remaining on your lease we estimate the price of your lease extension to range between £36,100 and £41,800 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.

I have just appointed agents to market my ground floor apartment in Dudley.Conveyancing solicitors are to be appointed soon however I have recently received a yearly service charge demand – what should I do?

The sensible thing to do is pay the invoice as you normally would because all ground rent and maintenance invoices should be allottedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process