I am purchasing a house without a mortgage in Yoxall. I have lived for the last Seventeen years in Yoxall. Conveyancing searches are a lot of money. As I know the road and vicinity intimately must I have all the conveyancing searches?

If you not getting a home loan, then almost all of the Yoxall conveyancing searches are at your discretion. Your conveyancer will 'advise', no-doubt strongly, that you should have searches completed, but she is duty bound to do this. Do consider; if you are likely to dispose of the house at a future date, it may be of interest to your prospective buyer what the searches determine. On occasion houses with apparent issues can still reveal adverse search results. A competent conveyancing solicitor in Yoxall will provide you some helpful advice here.

We see that you have a search directory identifying firms on the Lloyds conveyancing panel. Do firms pay you a referral fee if I instruct them for our conveyancing in Yoxall?

We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Yoxall.

What happens if my lawyer’s firm is removed from the Virgin Money Solicitor panel ahead of completing my conveyancing in Yoxall?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

Due to the advice of my in-laws I had a survey completed on a property in Yoxall prior to retaining lawyers. I have been told that there is a flying freehold element to the property. The surveyor has said that some banks will refuse to give a mortgage on this type of home.

It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. If you contact us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Yoxall. Conveyancing may be slightly more expensive based on your lender's requirements.

Having checked my lease I have discovered that there are only Sixty One years unexpired on my flat in Yoxall. I need to extend my lease but my landlord is missing. What options are available to me?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to demonstrate that you have used your best endeavours to find the freeholder. For most situations an enquiry agent may be helpful to conduct investigations and prepare an expert document to be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a conveyancer both on investigating the landlord’s absence and the vesting order request to the County Court covering Yoxall.

Yoxall Leasehold Conveyancing - A selection of Questions you should ask Prior to buying

The prefered form of lease arrangement is if the freehold reversion is owned by the leaseholders. In this arrangement the lessees enjoy control and although a managing agent is often employed if the building is bigger than a house conversion, the managing agent employed by the leaseholders. What is the name of the managing agents? Does the lease have in excess of 82 years left?