My wife and I are acquiring a newly constructed apartment in Wythall and my solicitor is advising me that she has to the mortgage company to reveal incentives from the seller. The Estate Agents are hassling me to exchange contracts and I have no desire to prolong matters. Is my lawyer right?

You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

There are a variety of conveyancing solicitors in Wythall but how do I know who's good?

Do not opt for the lowest Wythall conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

I am purchasing a property in Wythall. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?

As you are obtaining a mortgage with HSBC your lawyer must follow the conveyancing instructions set out in Section 2 of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook includes minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to HSBC where a lease does not satisfy these specifications. The conditions relate to the installation of panels on properties countrywide and is not isolated to Wythall.

After months of negotiation I have agreed a price on a house in Wythall. My mortgage broker suggested a conveyancer. I paid an upfront payment of £175. A couple of days later, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am buying a new build apartment in Wythall. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Wythall

Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

What makes your site different to alternative online quote calculators for conveyancing in Wythall?

At this site receive a conveyancing quote from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Wythall. As opposed to estate agents and brokerage sites we are not in the business of charging firms a fee if you instruct them for your property ownership legalities in Wythall

My partner and I may need to rent out our Wythall basement flat for a while due to a career opportunity. We instructed a Wythall conveyancing practice in 2002 but they have since shut and we did not have the foresight to get any guidance as to whether the lease permits subletting. How do we find out?

Even though your previous Wythall conveyancing solicitor is not around you can review your lease to see if you are permitted to let out the property. The rule is that if the lease is silent, subletting is permitted. There may be a precondition that you need to seek permission from your landlord or other appropriate person before subletting. The net result is you not allowed to sublet without first obtaining consent. Such consent is not allowed to be unreasonably turned down. If the lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.

Wythall Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to Purchasing

It would be sensible to discover if there is anything that is prohibited in the lease. For instance it is reasonably common in Wythall leases that pets are not allowed in in a block in Wythall. If you love the apartmentin Wythall yet your dog can’t make the move with you then you have a very difficult compromise. How much is the ground rent and service charge? For most Wythall leaseholds the cost for major works tend not to be incorporated into the maintenance charges, although some managing agents in Wythall obliged leaseholders to pay into a reserve fund created for the specific intention of building a fund for larger works.