I am not in a position to travel far from Edgbaston. Is there a reason why all Edgbaston are not on all mortgage company panels?

Mortgage Companies tend to impose restrictions on either the type or volume of conveyancing firms on their approved list of lawyers. A common example of such restriction(s) being that the organisation must have at least two partners. In addition to restricting the nature of firm, some have made a decision to limit the number of conveyancers they use to represent them. It is worth noting that banks have no liability for the standard of advice given by any Edgbaston on their panel. Property fraud was a key driver in the rationalisation of solicitor panels in the last decade even though there are opposing thoughts about whether solicitors sat at the center of that fraud. Statistics published by the Land Registry exposes that thousands of law firms only conduct less than three conveyances annually. Those supporting conveyancing panel culls question why law firms should have the right to remain on a lender panel when clearly conveyancing is not their primary expertise?

Over the last few months I have been searching for a flat up to £195,000 and identified one round the corner in Edgbaston I like with a park and transport links nearby, the downside is that it only has 52 years on the lease. There is not much else in Edgbaston in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

If you require a mortgage that many years will be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.

How do I use the search tool to find a conveyancing practitioner in Edgbaston on the approved list for my lender?

First choose a mortgage company such as , or then choose your preferred area such as Edgbaston. Conveyancing firms in Edgbaston and across England and Wales will then be shown.

Having had my offer accepted I require leasehold conveyancing in Edgbaston. Before I set the wheels in motion I want to be sure as to the remaining lease term.

Assuming the lease is registered - and almost all are in Edgbaston - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I purchased a split level flat in Edgbaston, conveyancing formalities finalised in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Edgbaston with over 90 years remaining are worth £165,000. The ground rent is £45 invoiced every year. The lease ceases on 21st October 50

You have 50 years left to run the likely cost is going to range between £36,100 and £41,800 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.

We have chosen a Edgbaston conveyancing solicitor for our home move (novice purchasers) and have spotted in the terms and conditions that they are not regulated by the Financial Conduct Authority. Need I be worried or is that the norm with ?

We can't see why they should be. Most don't lend money. They will be governed by the SRA, who dictate strict stipulations regulating amounts sitting by them.