Me and my partner are due to complete buying a property in Birmingham and the Black Country but as a result of damage from the recent storms I have was able negotiate recompense from the current proprietors in the sum of £2k by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process yet Principality will not permit this. Why were they approached?

The property lawyer that is on the Principality approved list is obliged to inform Principality of any changes to the purchase price. If you were to refuse your conveyancer to report the reduction to Principality then they would have to discontinue acting for you. In addition, Principality and you would have to appoint a new lawyer for your conveyancing in Birmingham and the Black Country.

My lender has recommended a law firm on their panel based in Birmingham and the Black Country but I would rather choose a conveyancing lawyer in Birmingham and the Black Country or nearer to where I live. Are you able to help?

It is by no means the case that all Birmingham and the Black Country conveyancing solicitors are listed all banks conveyancing panel. Please make use of the above find an approved solicitor tool to locate a Birmingham and the Black Country conveyancing firm on the on the mortgage company panel.

I'm in the process of viewing apartments in Birmingham and the Black Country and I am now considering a potential offer. Is it premature to have a solicitor in place? I intend to finance via a mortgage with Lloyds.

It would be sensible to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are taking out a mortgage with Lloyds, make sure you remember to check that your lawyer is on the Lloyds conveyancing panel.

The formalities of my purchase has taken place for my property in Birmingham and the Black Country. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Birmingham and the Black Country building society branch on various occasions and was told it does not impact the mortgage offer and they would lend. My Birmingham and the Black Country conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they would not lend in accordance with their published requirements. I simply don't know who is right.

Provided that the solicitor is on the lender approved list, they must follow the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

I require fast conveyancing in Birmingham and the Black Country as I am under an ultimatum to exchange contracts inside 2 weeks. Luckily I do not require a mortgage. Is it possible to decline from having conveyancing searches to save money and time?

If.Given you are are a cash purchaser you are at free not to do searches although no lawyer would advise that you don't. With lots of history conveyancing in Birmingham and the Black Country the following are examples of what can arise and therefore impact market value: Enforcement Notices, Outstanding Charges, Overdue Grants, Road Schemes,...

I am tempted by the attractive purchase price for a couple of maisonettes in Birmingham and the Black Country which have about forty five years unexpired on the lease term. should I be concerned?

There are plenty of short leases in Birmingham and the Black Country. The lease is a legal document that entitles you to use the property for a prescribed time frame. As the lease gets shorter the saleability of the lease decreases and it becomes more costly to acquire a lease extension. This is why it is generally wise to extend the lease term. It is often difficult to sell a property with a short lease because mortgage lenders may be unwilling to lend money on such properties. Lease extension can be a difficult process. We recommend you seek professional help from a solicitor and surveyor with experience in this field.

Birmingham and the Black Country Leasehold Conveyancing - Sample of Questions you should consider before Purchasing

Who takes responsibility for maintaining and repairing the block? Many Birmingham and the Black Country leasehold flats will be liable to pay a service charge for maintenance of the block invoiced on behalf of the landlord. If you purchase the property you will have to meet this liability, normally periodically throughout the year. This can be anything from a couple of hundred pounds to thousands of pounds for blocks with lifts and large communal areas. There will also be a ground rent to be met yearly, this is usually not a exorbitant sum, say about £25-£75 but you should to enquire as on occasion it can be prohibitively expensive.