I am acquiring a house without a mortgage in Rubery. I have been residing for the previous dozen years in Rubery. Conveyancing searches are expensive. As I have knowledge of the road and vicinity intimately must I have all the conveyancing searches?

Provided that you do not need a home loan, then almost all of the Rubery conveyancing searches are optional. Your conveyancer will ’encourage you, perhaps strongly, that you should have searches done, but he has a professional duty to take that path of guidance. Do take into account; if you are likely to sell the house in the future, it will likely be be of interest to your prospective purchaser what the searches disclose. On occasion premises with no practical issues can still throw up unfavourable search results. A competent conveyancing solicitor in Rubery will be able to give you some sensible guidance concerning this.

I am considering applying for a Bank of Ireland mortgage for purchase of a newly converted (under development) in Rubery with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?

There is nothing to stop you using your solicitor, but Bank of Ireland will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

Just had an offer accepted on a new build flat in Rubery. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Rubery

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision.

I need to instruct a conveyancing solicitor for residential conveyancing in Rubery. I happened to stumble upon a site which seems to have the ideal answer If it is possible to get all the legals done via phone that would be ideal. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

All being well we will complete our sale of a £300,000 apartment in Rubery next week. The landlords agents has quoted £336 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Rubery?

Rubery conveyancing on leasehold flats usually necessitates fees being invoiced by landlords agents :

Addressing pre-exchange enquiries Where consent is required before sale in Rubery Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Rubery leasehold premises is £350. For Rubery conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply answers.

Rubery Leasehold Conveyancing - Sample of Questions you should ask Prior to buying

Does the lease contain onerous restrictions? How many of the leaseholders are in arrears for their maintenance charge payments? It would be a good idea to find out if there is anything that is prohibited in the lease. For example it is reasonably common in Rubery leases that pets are not permitted in certain buildings in Rubery. If you like the apartmentin Rubery yet your cat is not allowed to make the move with you then you will be faced difficult decision.