What can a local search tell me concerning the property I am purchasing in Birmingham and the Black Country?

Birmingham and the Black Country conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company such as Searchflow The local search is essential in every Birmingham and the Black Country conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your property. The search will provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.

4 months have elapsed since my purchase conveyancing in Birmingham and the Black Country concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Due to the encouragement of my in-laws I had a survey completed on a property in Birmingham and the Black Country in advance of retaining lawyers. I have been advised that there is a flying freehold element to the property. My surveyor has said that some lenders tend not give a loan on this type of house.

It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. Should you wish to call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Birmingham and the Black Country. Conveyancing will be smoother if you use a solicitor in Birmingham and the Black Country especially if they are acquainted with such properties in Birmingham and the Black Country.

How do I use your search app to locate a conveyancing practitioner in Birmingham and the Black Country on the authorised to act for my lender?

Step one is to pick a bank such as Santander, Skipton Building Society or Barclays Direct then type in your preferred area such as Birmingham and the Black Country. Conveyancing practices in Birmingham and the Black Country and beyond will then be shown.

I've recently bought a leasehold property in Birmingham and the Black Country. Do I have any liability for service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I invested in buying a studio flat in Birmingham and the Black Country, conveyancing formalities finalised 5 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Birmingham and the Black Country with a long lease are worth £181,000. The ground rent is £55 charged once a year. The lease terminates on 21st October 2075

You have 51 years left to run the likely cost is going to be between £30,400 and £35,200 as well as costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.