My wife and I are intent on buying residence in Moseley. My Solicitor has never been on on the bank approved panel. Can I still retain my Moseley conveyancing solicitor even though they are excluded from the bank list of approved lawyers?

Your options include

• Proceed with your chosen Moseley conveyancer but your lender will undoubtedly appoint a solicitor on their conveyancing panel. This will result in additional fees and likely frustration.
• Choose a new property lawyer to conduct the conveyancing, obviously checking they are on the lender conveyancing panel.
• Convince your conveyancing practitioner to do everything possible to join the bank’s conveyancing panel

My bid for a property was accepted at auction in Moseley. Conveyancing is required. What is next?

Now that you are for in every practical sense signed on the dotted line you will need to choose a conveyancing practitioner as a matter of urgency as you are faced with a pending a drop dead date to complete the conveyancing. All auction property will ordinarily have a corresponding legal set of papers. This should include evidence of title and search results. In the case of leasehold premises the auction papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You should give this to your appointed conveyancing solicitor ASAP. You also need to ensure that your finances are organised to complete the transaction on the set completion date.

We previously selected conveyancers with offices in Moseley on the Clydesdale solicitor panel. They have just invoiced me a separate fee for the legal aspects of the Clydesdale mortgage. Is this a supplemental conveyancing fee set by Clydesdale?

Provided it is contained in their Terms of Engagement or Quote then yes your conveyancing practitioner can levy a fee for this. This charge is not dictated by Clydesdale but by your Moseley property lawyer. Some firms on the Clydesdale panel will quote an ‘acting for lender’ fee and others do not.

Can I be sure that the Moseley conveyancing solicitor on the Nottingham panel is any good?

When it comes to conveyancing in Moseley getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor carrying out your conveyancing.

I used Action Conveyancing a few years past for my conveyancing in Moseley. Now, I need the documents but the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Moseley of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Due to the input of my in-laws I had a survey completed on a property in Moseley prior to retaining conveyancers. I have been told that there is a flying freehold aspect to the house. My surveyor advised that some lenders tend refuse to give a loan on this type of premises.

It depends who your proposed lender is. HSBC has different requirements from Halifax. Should you wish to telephone us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Moseley. Conveyancing may be slightly more expensive based on your lender's requirements.

Do you have any top tips for leasehold conveyancing in Moseley from the perspective of saving time on the sale process?

• Much of the delay in leasehold conveyancing in Moseley can be reduced where you get in touch lawyers the minute you market your property and ask them to collate the leasehold documentation which will be required by the buyers’ conveyancers.
You may think that you are aware of the number of years remaining on your lease but it would be advisable double-check via your conveyancers. A purchaser's conveyancer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is less than 75 years. In the circumstances it is important at an early stage that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. Many landlords or managing agents in Moseley levy fees for supplying management packs for a leasehold property. You or your lawyers should enquire as to the actual amount of the charges. The management pack can be applied for on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Moseley. If you have had any disputes with your freeholder or managing agents it is very important that these are settled prior to the flat being put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where a dispute is unresolved. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is clearly preferable to present the dispute as over as opposed to unsettled. A minority of Moseley leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers.

Moseley Leasehold Conveyancing - Sample of Queries Prior to buying

How much is the service charge and ground rent on the property? For most Moseley leaseholds the cost for major works are not built into the maintenance charges, although a few managing agents in Moseley require leaseholders to pay into a sinking fund created for the specific purpose of establishing a fund for larger works. If a Moseley lease has fewer than 80 years it will have adverse implications on the value of the property. Check with your bank that they are willing to lend given the lease term. Leases with fewer than 80 years remaining means that you will probably need a lease extension at some point and it is worth finding out what this will be. For most Moseleylease extensions you would need to own the property for a couple of years before you are entitled to exercise a lease extension.