Am I correct in assuming that the fact that my conveyancer in Bartley Green is not on my lender's solicitor panel that there is a problem with the standard of his conveyancing?

That would more than likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Bartley Green conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

When scouring online forums for a cheap solicitor in Bartley Green, many post that I must look for a CQS assured lawyer. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home moving process, trusted by some of the UK's biggest lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). The scheme does not cover licenced conveyancers. Bartley Green is one of the numerous areas of the UK where there are Accredited lawyers.

How does conveyancing in Bartley Green differ for new build properties?

Most buyers of new build or newly converted property in Bartley Green approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is constructed. This is because house builders in Bartley Green usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bartley Green or who has acted in the same development.

How does the Landlord & Tenant Act 1954 impact my business offices in Bartley Green and how can you help?

The 1954 Act provides protection to commercial tenants, giving them the right to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Bartley Green is one of our hundreds of areas of the UK in which our lawyers are based

I am attracted to a couple of apartments in Bartley Green which have about 50 years remaining on the lease term. should I be concerned?

There are no two ways about it. A leasehold apartment in Bartley Green is a deteriorating asset as a result of the reducing lease term. The nearer the lease gets to zero years unexpired, the more it adversely affects the marketability of the property. The majority of purchasers and lenders, leases with less than 75 years become less and less attractive. On a more upbeat 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 Bartley Green 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. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. 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.

Bartley Green Leasehold Conveyancing - Sample of Queries Prior to Purchasing

What is the name of the managing agents? The answer will be helpful as a) areas can cause problems for the block as the communal areas may start to deteriorate if maintenance remain unpaid b) if the leaseholders have an issue with the managing agents you will wish to have all the details The best form of lease arrangement is a share of the freehold. In this situation the leaseholders benefit from being in charge if their destiny and although a managing agent is often employed if the building is larger than a house conversion, the managing agent is directed by the tenants.