I have been told that property searches are the main cause of obstruction in Redditch conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays in the conveyancing process. Searches are unlikely to be the root cause of delay in conveyancing in Redditch.

I am purchasing my first flat in Redditch with the aid of help to buy. The developers would not move on the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not to tell my solicitor about the extras as it may adversely affect my loan with Birmingham Midshires. 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.

I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Redditch is where the house is located. Can you shed any light on this issue?

Flying freeholds in Redditch are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Redditch you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Redditch may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

How do I locate a Redditch law firm on the Coventry Building Society conveyancing panel? I have wheels and am willing to travel upto 25miles to meet the conveyancer.

Feel free to make use of the search on this page. Please select a lender and your location and you will see a number of Redditch conveyancing lawyers based on proximity. We have detailed some Redditch conveyancing firms at the bottom of this page and you can ring them to see whether they are on the Coventry Building Society member panel

Do you have any top tips for leasehold conveyancing in Redditch from the point of view of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Redditch can be bypassed if you get in touch lawyers as soon as you market your property and ask them to put together the leasehold documentation needed by the buyers’ representatives.
You may think that you are aware of the number of years remaining on your lease but you should double-check by asking your conveyancers. A buyer’s conveyancer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the remaining number of years is less than 80 years. In the circumstances it is essential at an early stage that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If you are supposed to have a share in the Management Company, you should make sure that you are holding the original share document. Obtaining a replacement share certificate can be a time consuming process and slows down many a Redditch home move. Where a new share certificate is necessary, you should approach the company officers or managing agents (where applicable) for this sooner rather than later. Many freeholders or managing agents in Redditch charge for providing management packs for a leasehold premises. You or your lawyers should enquire as to the fee that they propose to charge. The management pack can be applied for on or before finding a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Redditch.

I acquired a 1 bedroom flat in Redditch, conveyancing was carried out in 2011. Can you work out an approximate cost of a lease extension? Equivalent flats in Redditch with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 levied per year. The lease terminates on 21st October 2077

With only 52 years unexpired we estimate the price of your lease extension to span between £29,500 and £34,000 as well as costs.

The figure above 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 are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.