I went with a local firm for my conveyancing in Rubery recently. After carefully reading the Terms it is apparent thatI am liable for charges even where the transaction does not complete. Should I ditch them and use an on-line solicitor practice promising no-sale-no-fee conveyancing in Rubery?

It is usually ‘give and take’ in that if "No Completion No Fee" is available then the conveyancing charges will tend to be be uplifted to offset the conveyances that abort. Dont forget that these arrangements tend not to protect you from expenses for instance Rubery conveyancing search costs.

I have been told that property searches are the primary reason for obstruction in Rubery conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of delays during the legal transfer of property. Searches are not likely to feature in any delay in conveyancing in Rubery.

I'm buying a new build house in Rubery with a mortgage from National Westminster Bank. The sellers would not move on the amount so I negotiated 6k of extras instead. The property agent advised me not inform my conveyancer about the extras as it may adversely affect my loan with the lender. Should I keep quiet?.

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.

Are there any apps to assist me to identify a Rubery solicitor on the Halifax conveyancing panel? I am a keen cyclist and am prepared to travel upto 10kilometers to meet the conveyancer.

You can use the search on this page. Please select a lender and your location and you will see a number of Rubery conveyancing lawyers locally. We have listed some Rubery conveyancing firms towards the end of this page and you can telephone them to check whether they are on the Halifax approved list

I am a negotiator for a busy estate agency in Rubery where we have experienced a few flat sales jeopardised as a result of short leases. I have been given contradictory information from local Rubery conveyancing solicitors. Can you confirm whether the vendor of a flat can start the lease extension process for the buyer?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years to extend their lease. 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 buyer.

I invested in buying a 2 bed flat in Rubery, 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 properties in Rubery with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 yearly. The lease comes to an end on 21st October 2076

With only 50 years remaining on your lease we estimate the premium for your lease extension to be between £31,400 and £36,200 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.