The owners have very assertive sellers who has insisted on a preliminary agreement with a payment of 5k. Are such contracts recommended for Wednesbury conveyancing transactions?

This form of agreement is unusual in Wednesbury, conveyancers will often try and steer clients away from them as they divert attention from the primary objective, namely conveyancing and if you end up having your deposit forfeited then the lawyer at best left with an upset client and at worst a litigious one. In addition, there is no certainty that just because the seller has entered into a lock out contract they will complete the sale with you. They may be in contravention of the agreement if they are offered a large enough incentive to do so because a wronged buyer with the benefit of a lockoutcontract will still be obliged show losses as a consequence of the breach and this may not compare to the extra amount that your seller may obtain by breaking the agreement, no matter how morally unworthy that may be.

I am helping my aunt sell her property in Wednesbury. Will the solicitor order an EPC or it is for the owner to coordinate?

After the demise of Home Packs, energy assessments was retained a mandatory component of selling a property. An EPC needs to be commissioned in advance of the property being put on the market. It is not something that solicitors ordinarily arrange. Where you are using a Wednesbury conveyancing practitioner they may help arrange EPC’s due to their contacts with reputable Wednesbury providers

I had an offer accepted on a house in Wednesbury on 4/8/2025, valuation was booked 4 days later, received a clean bill of health. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to Aldermore and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Aldermore conveyancing panel. Can the lender hold off the offer?

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.

Nottingham have agreed my mortgage in principle, my offer on a flat in Wednesbury has been agreed to, what happens next?

Your property agent will need to be advised as to your lawyer's details (be sure the conveyancers are on the lender’s approved list). Telephone Nottingham or the financial adviser and finish off any appropriate documentation. Nottingham will sellect a valuer who will get in touch with the estate agent or owners to arrange a time for the valuation to take place. Once carried out (assuming no problems) it takes about a week to get a mortgage offer. Nottingham will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Wednesbury.

Should our solicitor be raising enquiries concerning flooding as part of the conveyancing in Wednesbury.

The risk of flooding is if increasing concern for lawyers dealing with homes in Wednesbury. There are those who acquire a house in Wednesbury, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Solicitors are not qualified to impart advice on flood risk, but there are a number of checks that can be carried out by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Wednesbury. The standard information sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the vendor to discover whether the property has suffered from flooding. If flooding has previously occurred and is not notified by the owner, then a purchaser may issue a legal claim for losses as a result of such an inaccurate reply. The purchaser’s lawyers should also carry out an enviro report. This will higlight whether there is any known flood risk. If so, more detailed investigations will need to be carried out.

I am a negotiator for a long established estate agency in Wednesbury where we see a number of leasehold sales jeopardised due to short leases. I have received conflicting advice from local Wednesbury conveyancing firms. Can you clarify whether the seller of a flat can commence the lease extension formalities for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start 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 sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.

An alternative approach is to extend the lease informally by agreement with the landlord 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 bought a split level flat in Wednesbury, conveyancing having been completed 8 years ago. How much will my lease extension cost? Equivalent flats in Wednesbury with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease comes to an end on 21st October 2085

You have 60 years remaining on your lease we estimate the price of your lease extension to be between £20,000 and £23,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.

I require the services of a lender panel solicitor in Wednesbury. Could you help me?

Unfortunately it’s not apparent why you need a Wednesbury panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the lender to find out which solicitors in Wednesbury are on their panel . If you do find such a firm in Wednesbury not listed please direct them to our site to list. After all the cost is only one £1 a month