Just been in touch with my conveyancing solicitor in Acocks Green who completed the legal work two years ago requesting a conveyancing quote based on an identical type of home move (a leasehold residence and a freehold property) of almost identical values with a home loan from Godiva Mortgages Ltd. It looks as though am now being quoted twice the amount. Should I look for a cheaper online property lawyer?

The quote is fractionally on the high side. Where you are content to expend time contrasting charges you may be able to decrease the fees slightly by say £100 plus VAT. On the other hand, assuming were content with the service the firm provided you couldlive to rue opting for an an untested conveyancer. Remember to be sure that the solicitor can also act for Godiva Mortgages Ltd. You can employ our search tool to choose a Acocks Green conveyancing firm on the Godiva Mortgages Ltd member panel, which can often include conveyancing solicitors in Acocks Green.

I own a freehold premises in Acocks Green yet charged rent, why is this and what is this?

It is rare for properties in Acocks Green and has limited impact for conveyancing in Acocks Green but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.

Just had an offer accepted on a new build apartment in Acocks Green. 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.

Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Acocks Green

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. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are surveyor prepared.

Over the last few months I have been searching for a ground for flat up to £195,000 and found one close by in Acocks Green I like with a park and railway links nearby, however it's only got 52 years on the lease. There is not much else in Acocks Green for this price, so just wondered if I would be making a grave error buying a short lease?

Should you need a home loan the remaining unexpired lease term will be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.

I was told by my mortgage company that their approved solicitors work on no completion no charge basis for conveyancing in Acocks Green. My purchase did not proceed yet the conveyancers have requested search fees! They say the fees are independent!

By offering "no sale no fee" Acocks Green conveyancing lawyers are foregoing their fees for any work done. We should point out that this is NOT an insurance scheme. Disbursements aren’t covered – where the property lawyer have to pay money out to independent parties, for example Acocks Green local search fees