We are purchasing our first house. The conveyancing practitioner has messagedto enquire if we would like to take out additional conveyancing searches. As novices we have no idea as to what's necessary for conveyancing in Staffordshire

The quantity and type of Staffordshire conveyancing searches should be triggered based primarily on the premises, the location, the likelihood of any of these risks, your knowledge of the locality and risks, your general attitude to risk. What is important is that you adequately comprehend what information the searches could supply. Then you can decide if you personally think you need that search. If unclear, ask your property lawyer to advise.

Can your site be used to find a Conveyancing solicitor in Staffordshire even where I’m not purchasing or selling a house, for example if I wish to acquire an office in Staffordshire with a loan from Birmingham Midshires?

Our comparison service is primarily utilised to select residential conveyancing solicitors in Staffordshire but we have listed towards the end of this page a selection of Staffordshire commercial conveyancing firms. You should make contact with the company directly to see if they can also act for Birmingham Midshires

My father pointed out to me me that in purchasing a property in Staffordshire there could be various restrictions prohibiting external changes to a property. Is this right?

There are a number of properties in Staffordshire which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Staffordshire should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

My solicitor has informed me that chancel insurance is necessary on my purchase. What is the level of cover for Staffordshire conveyancing?

The right level of chancel indemnity insurance depends on your lender. It would differ for example between Barclays and Leeds Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.

How can we know in advance if a Staffordshire conveyancing solicitor on the Nationwide panel is any good?

When it comes to conveyancing in Staffordshire seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer conducting your conveyancing.

What will a local search inform me concerning the house I am buying in Staffordshire?

Staffordshire conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company for instance PSG The local search plays a central part in most Staffordshire conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your property. The search will supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.

I am tempted by the attractive purchase price for a two apartments in Staffordshire both have in the region of 50 years left on the lease term. Should I regard a short lease as a deal breaker?

There is no doubt about it. A leasehold flat in Staffordshire is a wasting asset as a result of the reducing lease term. The nearer the lease gets to zero years unexpired, the more it reduces the value of the premises. For most buyers and banks, leases with under 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Staffordshire conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Leasehold Conveyancing in Staffordshire - A selection of Questions you should consider Prior to buying

How long is the Lease? The answer will be useful as a) areas can cause problems in the building as the communal areas may begin to deteriorate where repairs are not paid for b) if the leasehold owners have a dispute with the running of the building you will need to have full disclosure How many of the leaseholders are in arrears for their service charge payments?