Unfortunately I am unable to travel far from Birmingham and the Black Country. What is the rationale as to why all Birmingham and the Black Country conveyancing practitioners are not on all mortgage company panels?

Mortgage companies highlight the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud every year.The removal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for mortgage companies to review their conveyancing panels, which kicked off a major policy change in the sector. It led to banks and building societies removing a number of firms from their official list of approved solicitors .

I own a freehold property in Birmingham and the Black Country yet pay rent, why is this and what is this?

It is rare for properties in Birmingham and the Black Country and has limited impact for conveyancing in Birmingham and the Black Country 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 date back many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.

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

The Birmingham and the Black Country conveyancing firm that I appointed last week on my purchase in Birmingham and the Black Country have suddenly shut down. I only went with them because I needed a solicitor on the UBS conveyancing panel and my family Birmingham and the Black Country lawyer was not. I paid them money in advance. What do I do now?

Assuming that you have an Estate Agent in the equation then let them know immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the UBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Birmingham and the Black Country is where the house is located. Can you shed any light on this issue?

Flying freeholds in Birmingham and the Black Country are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Birmingham and the Black Country you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Birmingham and the Black Country may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

What advice can you give us when it comes to choosing a Birmingham and the Black Country conveyancing firm to carry out our lease extension conveyancing?

When appointing a property lawyer for your lease extension (regardless if they are a Birmingham and the Black Country conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Birmingham and the Black Country conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:

If the firm is not ALEP accredited then what is the reason?

I own a studio flat in Birmingham and the Black Country, conveyancing formalities finalised 8 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Birmingham and the Black Country with over 90 years remaining are worth £260,000. The ground rent is £45 levied per year. The lease runs out on 21st October 2098

With 74 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 plus costs.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.