My wife and I are about to exchange buying a property in Shelfield but as a result of damage from the recent storms I have was able negotiate reparation from the owner in the sum of £2k in the form of a reduction in the price. I had intended this to be dealt with as part of a side agreement but Lloyds will not agree to this. Should they have been notified?

Any lawyer that is on a Lloyds approved list is required to disclose to Lloyds of any variations to the sale price. If you prohibit your conveyancer to notify the price change to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new conveyancing practitioner for your conveyancing in Shelfield.

I have been referred to a conveyancing solicitor in Shelfield. I I would like to check if they are on the HSBC Bank approved list of lawyers. Could you or the lender confirm if they are on the panel?

You should contact the solicitor and ask them whether they can act for the lender. Otherwise please call HSBC Bank who may be able to confirm.

What is the difference between a licensed conveyancer and conveyancing solicitor in Shelfield

Two types of professional can carry out conveyancing in Shelfield namely CLC regulated conveyancers or solicitors. Both professionals provide conveyancing services that required to complete the sale or purchase of property. Both are obliged to carry out Shelfield conveyancing to the same standards and guidelines so you may be sure that your conveyancing will be properly administered and that all requirements and procedures should be accurately adhered to.

I am assisting my mother sell her property in Shelfield. Does the conveyancer arrange an energy performance certificate or it is for me to coordinate?

After the demise of Home Information Packs, energy assessments was maintained a compulsory element of moving house. An energy assessment should be to hand in advance of the property being placed on the market. It is not as aspect of the sale process that law firms normally arrange. If you are using a Shelfield conveyancing practitioner they might be able to arrange energy assessments due to their relationships with long established Shelfield accredited person

We are due to move home in January. Does my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you put forward a removal company in Shelfield. Conveyancing lawyer was chosen before I stumbled across your site.

On the day of completion you will need to pick up the house keys from the estate agent however this should only be done when the sellers lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you should advise the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can assist you in finding a residential property solicitor in Shelfield or a firm with expertise in conveyancing in Shelfield.

Various internet forums that I have frequented warn that are the main cause of delay in Shelfield conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances during the legal transfer of property. Searches are unlikely to feature in any slowing down conveyancing in Shelfield.

Do you have any advice for leasehold conveyancing in Shelfield with the aim of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Shelfield can be reduced if you appoint lawyers the minute you market your property and request that they start to put together the leasehold information needed by the purchasers’ solicitors.
If you have carried out any alterations to the property would they have required Landlord’s consent? Have you, for example installed wooden flooring? Most leases in Shelfield state that internal structural alterations or addition of wooden flooring calls for a licence issued by the Landlord approving such alterations. Should you dont have the approvals in place do not communicate with the landlord without checking with your conveyancer first. If there is a history of any disputes with your freeholder or managing agents it is essential that these are resolved before the property is put on the market. The buyers and their solicitors will be nervous about purchasing a flat where there is an ongoing dispute. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is better to reveal the dispute as over as opposed to unresolved. You believe that you know the number of years remaining on your lease but it would be advisable double-check via your lawyers. A buyer’s conveyancer will be unlikely to recommend their client to where the remaining number of years is below 75 years. In the circumstances it is essential at an early stage that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale.

I invested in buying a studio flat in Shelfield, conveyancing formalities finalised in 2002. How much will my lease extension cost? Similar properties in Shelfield with an extended lease are worth £222,000. The ground rent is £50 invoiced every year. The lease terminates on 21st October 2096

With 71 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.