I'm in the process of changing my current residential loan to a BTL mortgage. I have been informed by my broker that I need a solicitor for this. I had a chat my former Handsworth conveyancing practitioner who acted on my behalf when I initially bought the house. The quote provided of £575 plus disbursements has surprised me as its a refinance than a sale or purchase.

The costs illustration is slightly on the high side. Where you are happy to expend time contrasting charges you may be able to trim some of the cost by perhaps £125. On the other hand, if you were pleased with the service the firm provided you couldcome to regret opting for an an unknown solicitor. If is important to check the firm can act for . You can employ our search tool to find a Handsworth conveyancing firm on the approved list of lawyers, which can often include conveyancing solicitors in Handsworth.

I have been told that property searches are a common cause of delay in Handsworth house deals. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays in the conveyancing process. Local searches are not likely to be the root cause of slowing down conveyancing in Handsworth.

I'm purchasing my first flat in Handsworth with the aid of help to buy. The developers would not reduce the amount so I negotiated £7000 of additionals instead. The estate agent advised me not reveal to my conveyancer about the extras as it could put at risk my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

How does the Landlord & Tenant Act 1954 impact my commercial premises in Handsworth and how can your lawyers assist?

The particular law that you refer to provides a safeguard to business leaseholders, giving them the right to apply to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act for protection and assist with commercial conveyancing in Handsworth

I own a 1 bedroom flat in Handsworth, conveyancing formalities finalised 1995. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Handsworth with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 levied per year. The lease runs out 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 plus your own and the landlord's "reasonable" professional fees.

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 investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.