I am considering applying for a Kent Reliance mortgage for purchase of a newly converted (under development) in Ladywood with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Kent Reliance ?

In theory, you could use a solicitor that is not on the Kent Reliance conveyancing panel, but Kent Reliance would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

I used Wolstenholmes several years ago for my conveyancing in Ladywood. I now require my papers however cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Ladywood of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How does conveyancing in Ladywood differ for newly converted properties?

Most buyers of new build residence in Ladywood contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because developers in Ladywood typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Ladywood or who has acted in the same development.

My husband and I are FTB’s - had an offer accepted, yet the selling agent has warned us that the owners will only issue a contract if we instruct the agent's preferred lawyers as they need an ‘expedited deal’. We would rather use a local conveyancer accustomed to conveyancing in Ladywood

We suspect that the owner is not behind this request. If they require ‘a quick sale', alienating a motivated buyer is is going to put the whole deal at risk. Avoid the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are ready to go, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)but you will continue to appoint your preferred Ladywood conveyancing solicitors - rather thanthe ones that will earn their negotiator at the agency a referral fee or achieve conveyancing thresholds demanded by head office.

I today plan to offer on a house that seems to tick a lot of boxes, at a reasonable price which is making it more attractive. I have just discovered that the title is leasehold rather than freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Ladywood. Conveyancing lawyers have are soon to be instructed. Will my lawyers set out the implications of buying a leasehold house in Ladywood ?

The majority of houses in Ladywood are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. it is apparent that you are buying in Ladywood so you should seriously consider shopping around for a Ladywood conveyancing solicitor and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a lessee you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as requiring the freeholder’spermission to conduct changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the house is located on an estate. Your solicitor will appraise you on the various issues.

Ladywood Leasehold Conveyancing - Examples of Questions you should ask before buying

Is there a share of the freehold? The majority of Ladywood leasehold flats will be liable to pay a service charge for the upkeep of the building invoiced on behalf of the management company. If you purchase the property you will have to meet this charge, usually in instalments throughout the year. This could vary from a couple of hundred pounds to thousands of pounds for blocks with lifts and large communal areas. There will also be a ground rent for you to pay yearly, normally this is not a exorbitant sum, say approximately £50-£100 but you need to enquire it because occasionally it could be many hundreds of pounds.