I can't travel far from Kinver. What is the rationale as to why all Kinver solicitors are not on all lender panels?

Mortgage companies point to the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud annually.The removal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for lenders to review their conveyancing panels, which triggered a major policy change in the sector. It resulted in banks and building societies pruning less reputable firms from their books of approved lawyers .

Do the conveyancing practitioners identified through your search tool conduct auction conveyancing in Kinver?

We know of a few auction lawyers we can connect you with those specialising in auction conveyancing. Kinver is just one of hundreds of locations where our lawyers cover.

I need some fast conveyancing in Kinver as I have pressure to complete within 2 weeks. Fortunately I do not require a mortgage. Can I avoid the conveyancing searches to save fees and time?

As you are are a mortgage free buyer you are at liberty not to have searches carried out although no lawyer would recommend that you don't. Drawing on years of experience of conveyancing in Kinver the following are examples of issues that can appear and therefore impact market value: Refused Planning Applications, Overdue Fees, Overdue Grants, Unadopted Roads,...

Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one round the corner in Kinver I like with a park and railway links in the vicinity, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in Kinver suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you require a mortgage the shortness of the lease will likely be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you can 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 and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.

I am a negotiator for a busy estate agency in Kinver where we have witnessed a few leasehold sales derailed due to short leases. I have been given inconsistent advice from local Kinver conveyancing firms. Could you clarify whether the owner of a flat can initiate the lease extension formalities for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Leasehold Conveyancing in Kinver - A selection of Queries Prior to buying

What is the service charge and ground rent on the property? Does this lease have in excess of 90 years left? The answer will be helpful as a) areas could result in problems for the building as the communal areas may begin to deteriorate if maintenance remain unpaid b) if the leasehold owners have a dispute with the managing agents you will need to have complete disclosure