As someone with no idea as to conveyancing in Erdington what is the number one tip you can impart for the ownership transfer in Erdington

Not many law firms or advisers will tell you this but conveyancing in Erdington and elsewhere in is an adversarial process. In other words, when it comes to conveyancing there exists lots of opportunity for conflict between you and other parties involved in the legal transfer of property. E.g., the vendor, estate agent and sometimes a bank. Appointing a lawyer for your conveyancing in Erdington should not be taken lightly as your conveyancer is your adviser, and is the ONE person in the legal process whose responsibility is to act in your legal interests and to protect you.

We are witnessing a worrying ongoing adversarial element to conveyancing- someone has to be at fault for the process being so protracted. You your first instinct should be to trust your conveyancer above all other players in the home moving process.

We are hoping to buy a newbuild flat in Erdington with a residential mortgage from .We use our Erdington conveyancing solicitor but informed us she’s not on their "panel". It seems we are left with no choice but to instruct a panel firm or retain our preferred solicitor and fork out for a panel lawyer to act for them. This seems very unfair; Can we not simply insist that use our lawyer?

Unfortunately,no. The loan offered to you is subject to its terms and conditions, a common one being that conveyancers must be on the approved list. in the past, most lenders had large numbers of law firms on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for

The deeds to my property are lost. The conveyancers who dealt with the conveyancing in Erdington 4 years ago have long since closed. What are my next steps?

Assuming the title is registered the details of your proprietorship will be documented by the Land Registry with a Title Number. It is easy to execute a search at the Land Registry, identify your property and get current copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will usually hold a file duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.

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At this site secure a fixed fee quote via a Solicitor or Licensed Conveyancer that has a full understanding of the issues for your conveyancing in Erdington. Unlike many estate agents and many comparison sites we do not have commission arrangements with solicitors. Many agents and online brokers 'recommend' solicitors paying the most commission, not the best value conveyancing in Erdington

My partner and I may need to sub-let our Erdington ground floor flat for a while due to a career opportunity. We instructed a Erdington conveyancing practice in 2004 but they have since shut and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?

Even though your last Erdington conveyancing solicitor is not available you can check your lease to see if it allows you to sublet the property. The rule is that if the lease is non-specific, subletting is permitted. There may be a precondition that you must seek permission from your landlord or some other party prior to subletting. This means that you cannot sublet without first obtaining consent. The consent is not allowed to be unreasonably turned down. If the lease prohibits you from letting out the property you should ask your landlord if they are willing to waive this restriction.

I acquired a leasehold flat in Erdington, 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? Comparable flats in Erdington with a long lease are worth £165,000. The ground rent is £45 invoiced annually. The lease comes to an end on 21st October 50

With only 50 years unexpired we estimate the price of your lease extension to range between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account 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 without first getting professional advice.