As a novice what is the most important advice you can give me about purchase conveyancing in Nechells?

Not many law firms or advisers will tell you this but conveyancing in Nechells or throughout Birmingham is an adversarial experience. In other words, when it comes to conveyancing there is lots of room for conflict between you and others involved in the home moving process. E.g., the seller, selling agent and sometimes your lender. Appointing a solicitor for your conveyancing in Nechells is a critical decision as your conveyancer is your adviser, and is the ONLY person in the transaction whose responsibility is to look after your best interests and to keep you safe.

Every so often a potential adversary will attempt to convince you that you should follow their advice. As an example, the property agent may claim to be assisting by suggesting your solicitor is wrong. Or your mortgage broker may try to convince you to do take action that is contrary to your conveyancers recommendation. You should always trust your lawyer above all other parties in the conveyancing process.

Will our solicitor be asking questions regarding flooding as part of the conveyancing in Nechells.

Flooding is a growing risk for solicitors conducting conveyancing in Nechells. Plenty of people will buy a property in Nechells, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to give advice on flood risk, but there are a number of checks that can be carried out by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Nechells. The conventional set of information given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard question of the vendor to determine whether the premises has suffered from flooding. If the premises has been flooded in past and is not revealed by the owner, then a buyer could issue a claim for damages as a result of such an inaccurate reply. The purchaser’s lawyers may also carry out an environmental search. This will higlight if there is any known flood risk. If so, additional inquiries will need to be initiated.

How does conveyancing in Nechells differ for new build properties?

Most buyers of new build or newly converted property in Nechells contact us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is constructed. This is because house builders in Nechells usually acquire the site, 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 Nechells or who has acted in the same development.

We're first time buyers - agreed a price, yet the estate agent has warned us that the owners will only go ahead if we use their recommended conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local solicitor used to conveyancing in Nechells

It is improbable the owners are driving this. If they require ‘a quick sale', alienating a genuine buyer is is going to put the whole deal at risk. Contact the owners directly and make sure they understand (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you will continue to use your preferred Nechells conveyancing lawyers - rather thanthose that will earn their negotiator at the agency a referral fee or hit his conveyancing targets demanded by corporate headquarters.

I am hoping to put an offer on a small detached house that appears to meet my requirements, at a reasonable price which is making it all the more appealing. I have since been informed that it's a leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Nechells. Conveyancing advisers have are soon to be appointed. Will they explain the issues?

Most houses in Nechells are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. We note that you are purchasing in Nechells in which case you should be looking for a Nechells conveyancing solicitor and be sure 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 tenant you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as obtaining the landlord’sconsent to carry out alterations. It may be necessary to pay a contribution towards the maintenance of the communal areas where the property is located on an estate. Your solicitor should advise you fully on all the issues.

Leasehold Conveyancing in Nechells - A selection of Questions you should consider Prior to Purchasing

The majority of Nechells leasehold properties will be liable to pay a service charge for maintenance of the block set by the freeholder. Should you purchase the flat you will have to meet this liability, usually in instalments throughout the year. This could differ from several hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a ground rent for you to pay annual, this is usually not a significant sum, say approximately £25-£75 but you need to check as occasionally it could be many hundreds of pounds. It would be wise to enquire if the the lease contains any adverse restrictions in the lease. For example it is fairly common in Nechells leases that pets are not permitted in certain buildings in Nechells. If you love the propertyin Nechells however your cat can’t make the move with you then you have a very difficult compromise. Is anyone aware of any major works in the planning that will increase the maintenance charges?