I am getting closer to an exchange on a flat in Perry Barr and my mum and dad have sent the 10% deposit to my property lawyer. I am now advised that as the deposit has not arrived from me my conveyancing practitioner needs to make a notification to my mortgage company. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I disclosed to the bank about my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?

The solicitor is duty bound to check with the bank to ensure that they understand that the balance of the purchase price is not from your own funds. Your solicitor can only reveal this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

I'm the only beneficiary of my late grandmother’s will and I have everything in my name now, including the my former home in Perry Barr. The Perry Barr property was put into my name in September. I want to move. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship will be regarded the same way as though I had purchased the property in September. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. How practical a view mortgage companies take of it, depend on the lender as this provision primarily exists to identify the purchase and immediately sell or the quick reselling of property.

We have agreed to purchase a house in Perry Barr. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Kent Reliance be concerned?

Given that you are obtaining a mortgage with Kent Reliance your lawyer must follow the formal instructions set out in Part two of UK Finance Lenders’ Handbook for Kent Reliance. The CML Handbook sets out minimum requirements for solar panel roof-space leases, and solicitors are required to report to Kent Reliance where a lease fails to meet these conditions. The specifications relate to the installation of panels on properties nationwide and is not limited to Perry Barr.

My fiancee and I are in the throws of looking at houses in Perry Barr and I am about to put in an offer. Is it premature to have a solicitor in place? I will be getting a mortgage with Lloyds.

You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are taking out a mortgage with Lloyds, ask your prospective lawyers if they are on the Lloyds conveyancing panel otherwise they can't do the mortgage legal work.

Should my conveyancer be raising questions concerning flooding as part of the conveyancing in Perry Barr.

Flooding is a growing risk for solicitors specialising in conveyancing in Perry Barr. There are those who purchase a property in Perry Barr, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to offer advice on flood risk, but there are a various searches that may be initiated by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Perry Barr. The standard completed inquiry forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the vendor to determine whether the property has historically flooded. If flooding has previously occurred and is not disclosed by the seller, then a purchaser could commence a claim for damages as a result of such an incorrect answer. The purchaser’s solicitors may also carry out an environmental search. This should reveal if there is a recorded flood risk. If so, additional inquiries should be initiated.

I am buying my first flat in Perry Barr with the aid of help to buy. The builders refused to move on the price so I negotiated 6k of additionals instead. The house builders rep suggested that I not to tell my conveyancer about the side-deal as it will adversely affect my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am hoping to put an offer on a small detached house that seems to be perfect, at a reasonable price which is making it all the more appealing. I have just been informed that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a leasehold house in Perry Barr. Conveyancing lawyers have are soon to be appointed. Will they explain the issues?

The majority of houses in Perry Barr are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Perry Barr so you should seriously consider shopping around for a Perry Barr conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example obtaining the freeholder’spermission to carry out changes to the property. You may also be required to pay a service charge towards the maintenance of the estate where the property is located on an estate. Your solicitor will advise you fully on all the issues.

I own a 2 bed flat in Perry Barr, conveyancing having been completed 9 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Perry Barr with an extended lease are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ends on 21st October 2095

With just 71 years left to run we estimate the premium for your lease extension to span between £9,500 and £11,000 as well as costs.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.