I need some quick conveyancing in Lickey End as I am under a deadline to sign on the dotted line within 3 weeks. Luckily I do not need a mortgage. Can I escape the need for conveyancing searches to save fees and time?

As you are not getting a mortgage you are at liberty not to have searches conducted although no solicitor would suggest that you don't. Drawing on years of experience of conveyancing in Lickey End the following are examples of what can appear and adversely affect market value: Enforcement Notices, Overdue Charges, Overdue Grants, Unadopted Roads,...

It has been 4 months following my purchase conveyancing in Lickey End took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. 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 asset 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.

I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Lickey End is where the house is located. What do you suggest?

Flying freeholds in Lickey End are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lickey End you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lickey End may decide 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.

Do I need to be suspicious that estate agents that I am dealing with are recommending an online conveyancing firm rather than a local Lickey End conveyancing firm?

As with lots of service providers, often referrals from family and friends can be extremely useful or valuable. But there are numerous parties with a vested interest in a conveyancing deal; estate agents, financial adviser and lenders might all recommend lawyers to appoint. On occasion these lawyers might be known to one of the organisations as being good in their field, but sometimes there might be a financial incentive behind the recommendation. You are free to appoint your own lawyer. You need to be aware that most lenders specify a panel list of lawyers you must use for the mortgage aspect of your transaction.

I am attracted to a two apartments in Lickey End which have approximately forty five years left on the lease term. Will this present a problem?

A lease is a legal document that entitles you to use the property for a period of time. As a lease gets shorter the marketability of the lease decreases and results in it becoming more expensive to acquire a lease extension. For this reason it is often a good idea to increase the term of the lease. Sometimes it is difficulties arise selling premises with a short lease because mortgage companies may be unwilling to lend money on properties of this type. Lease extension can be a protracted process. We advise that you seek professional help from a solicitor and surveyor with experience in this field.

Leasehold Conveyancing in Lickey End - Examples of Questions you should consider before Purchasing

How many years are left on the lease? If a Lickey End lease has fewer than eighty years it will affect the salability of the apartment. Check with your bank that they are willing to go ahead with the loan given the lease term. Leases with less than 80 years remaining means that you will probably need a lease extension at some point and you need to have some idea of what this would cost. Remember, in most cases you would be be obliged to have been the owner of the premises for 24 months in order to be legally able to carry out a lease extension. Does the lease contain onerous restrictions?