I have given 8 weeks notice to my existing landlord and must be out of my rented apartment in Shelfield by the end of next month. Conveyancing on my purchase is progressing. How realistic is it to complete in 5 weeks as I wish to avoid having to move into temporary accommodation?

Generally one should not give notice on a rental until your lawyer suggests that you should. If you have not already done so, notify to your conveyancer and request that they chase the owners side, try to an acceptable time-line that everyone will aim to achieve

Why is leasehold purchase conveyancing in Shelfield is more expensive?

The conveyancing charges on a leasehold premises in Shelfield is frequently greater than on a freehold acquisition or disposal. This is due to the supplemental time required in liaising with the landlord and managing agents to obtain information concerning whether the rent and service charges have been paid and whether there are any large sums expected to be spent in the near future on repairs or maintenance of the building.

Is it the case that all Shelfield solicitor firms on the Lloyds conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the Lloyds conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel and in that case the practice would be governed by the Council of Licensed Conveyancers.

Two weeks ago we had a mortgage agreed in principle with Principality. Shelfield conveyancing lawyers were chosen. What is the average time that one could expect to receive a mortgage offer from Principality?

Some lenders take longer than others. Have Principality done the survey? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I was told two weeks ago that my mortgage has been agreed to by Virgin Money. Is it usual for Virgin Money to only issue the offer once my solicitor in Shelfield is approved on their conveyancing panel? Virgin Money have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am looking into buying my first house which is in Shelfield and I am already nervous. I couldn't find anything specific about Shelfield. Conveyancing will be needed in due course but do you know about the Shelfield area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Shelfield. In the meantime here are some basic statistics that we found

If all goes to plan we aim to complete the sale of our £275,000 apartment in Shelfield in 8 days. The freeholder has quoted £372 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Shelfield?

Shelfield conveyancing on leasehold flats normally requires the buyer’s lawyer submitting enquiries for the landlord to answer. Although the landlord is under no legal obligation to answer these enquiries most will be content to assist. They may invoice a reasonable charge for answering questions or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is over three hundred pounds, in some cases it is in excess of £800. The administration charge levied by the landlord must be sent together with a synopsis of rights and obligations in relation to administration fees, otherwise the charge is not strictly payable. In reality you have no choice but to pay whatever is demanded should you wish to exchange contracts with the buyer.

Leasehold Conveyancing in Shelfield - Sample of Queries Prior to Purchasing

What restrictions are there in the Shelfield Lease? Is anyone aware of any major works in the planning that will likely add a premium to the maintenance costs? In the main the outlay for major works tend not to be included within service charges, although there some managing agents in Shelfield ask tenants to pay into a reserve fund created for the specific intention of establishing a fund for major repairs or maintenance.