Can you suggest a HSBC Bank accepted Rednal conveyancing firm finish our house move within a very limited time frame? Would it be better to use a high street Rednal firm or a web based firm?

We would be happy to suggest some excellent Rednal conveyancing firms. You can also walk up the main road in Rednal. Approach some well established law practices and ask to speak with a conveyancing solicitor for a costs illustration. Discuss your requirements together with the reasons and get an assurance on speed. Select the lawyer that genuine.

My wife and I own a renovated Georgian property in Rednal. Conveyancing solicitor acted for me and Bank of Ireland. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rednal and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing lawyer who conducted the purchase.

I'm buying my first flat in Rednal with the aid of help to buy. The sellers would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not inform my solicitor about the extras as it would jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.

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

My husband and I are first time buyers - agreed a price, but the agent has warned us that the vendor will only issue a contract if we instruct the agent's preferred solicitors as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a family solicitor accustomed to conveyancing in Rednal

It is highly unlikely the sellers are behind this. Should the owner desire ‘a quick sale', alienating a serious buyer is going to damage their objectives. Speak to the owners direct and explain that (a)you are genuine purchasers (b)you are excited to move forward, with finances in place © you are chain free (d) you wish to move quickly (e)but you will continue to appoint your preferred Rednal conveyancing solicitors - rather thanthose that will earn their estate agent a introducer fee or hit his conveyancing thresholds demanded by corporate headquarters.

I have recently realised that I have 62 years remaining on my lease in Rednal. I am keen to extend my lease but my freeholder is can not be found. What should I do?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to prove that you or your lawyers have done all that could be expected to locate the landlord. In some cases a specialist should be helpful to carry out a search and prepare an expert document to be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer in relation to proving the landlord’s disappearance and the application to the County Court overseeing Rednal.

I acquired a leasehold flat in Rednal, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Rednal with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease expires on 21st October 2078

With just 53 years remaining on your lease we estimate the price of your lease extension to span between £27,600 and £31,800 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.