I completed on my flat on 11 September and the transaction details is yet to be registered. Any reason for this? My conveyancing solicitor in Redditch expressed confidence that it should be dealt with in less than a month. Are titles in Redditch uniquely lengthy to register?

There is nothing unique about conveyancing in Redditch registration formalities. As opposed to being determined by geographic area, timescales can vary subject to who lodges the application, whether there are errors and if the Land registry communicate with any third persons or bodies. Currently roughly three quarters of such applications are fully dealt with in less than three weeks but some can be subject to protracted delays. Historically registration occurs once the buyer is living at the property so 'speed' is not typically top priority but if there is a degree of urgency associated with the registration then you or your solicitor could communicate with the Registry to express the reasoning for an expedited registration.

I am buying my first flat in Redditch benefiting from help to buy. The sellers would not budge the amount so I negotiated 6k of additionals instead. The sale representative advised me not to tell my solicitor about this extras as it will impact my loan with the lender. Should I keep quiet?.

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.

My company is wishing to take an assignment of a lease of a shop on a shopping parade. Can you recommend lawyers offering no-move-no fees for non-domestic conveyancing in Redditch for less than 1500k?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Redditch, including the sale and purchase of businesses as well as simply premises. Whether you are hoping to buy or sell a shop, pub, restaurant, office, retail unit or a complete business we will find you the right solicitor. Regarding the fees this will depend on the structure and complexity of the deal. Let us have your details or email so as to enable us to supply you with a fixed commercial conveyancing calculation.

What makes a Redditch lease unmortgageable?

Leasehold conveyancing in Redditch is not unique. All leases are drafted differently and drafting errors can result in certain sections are not included. For example, if your lease is missing any of the following, it could be defective:

Insurance obligations

A defective lease can cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Accord Mortgages Ltd, Barnsley Building Society, and Alliance & Leicester all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, obliging the purchaser to withdraw.

Leasehold Conveyancing in Redditch - Examples of Queries Prior to buying

You should want to discover as much as possible regarding the managing agents as they will affect your use and enjoyment of the property. Being a leasehold owner you will be at the mercy of the managing agents from a financial perspective and when it comes to day to day matters such as the tidiness of the common parts. Ask other people what they think of their service. Finally, investigate as to the dates that you are obliged pay the maintenance charge to the managing agents and specifically how they are spending that money. What is the length of the lease? The prefered form of lease structure is a share of the freehold. In this arrangement the tenants enjoy control and although a managing agent is often retained if it is bigger than a house conversion, the managing agent is directed by the tenants.

We are in the process of acquiring a property in Redditch. Conveyancing is not yet done but we wish to have the amount we are are buying for a secret from the likes of Nestoria. Is this possible and how?

The Land Registry as a matter of law bound to reveal price sold data on the official title for domestic properties countrywide which includes premises in Redditch. The Title Register is an open document, so the Land Registry would be breaking the law excluded certain homes such as the property in Redditch.

In essence you can ask the Land Registry to withhold the amount paid entry yet the response would be in the negative.