Are the BSA planning on creating a search tool with a view to list practices on the Earl Shilton BS conveyancing panel for instance in Small Heath?

Lexsure has not been advised of any plans on the part of the BSA to promote such a tool.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Small Heath?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Small Heath. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I decided to have a survey done on a property in Small Heath before instructing lawyers. I have been informed that there is a flying freehold aspect to the property. My surveyor advised that some banks tend not give a mortgage on such a house.

It depends who your proposed lender is. Santander has different instructions for example to Halifax. If you call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Small Heath. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Small Heath to see if the conveyancing will be more expensive.

Is it possible to switch conveyancer as I have to choose one who is on the Leeds Building Society conveyancing list. I was using a high street conveyancing solicitor in Small Heath round the corner but the firm is not accepted by Leeds Building Society

It would be our pleasure to help you find a conveyancing solicitor in Small Heath on the Leeds Building Society panel. Please note that the property lawyers that we work with do not pay us commission if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Small Heath. Using search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Small Heath.

Can you provide any advice for leasehold conveyancing in Small Heath from the point of view of expediting the sale process?

• Much of the delay in leasehold conveyancing in Small Heath can be avoided where you instruct lawyers as soon as your agents start marketing the property and ask them to collate the leasehold documentation which will be required by the buyers’ lawyers.
If you have had conflict with your freeholder or managing agents it is essential that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. 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 particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as historic rather than ongoing. Many landlords or Management Companies in Small Heath levy fees for providing management packs for a leasehold home. 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 average time it takes to obtain the necessary information is three weeks. It is the most common cause of delay in leasehold conveyancing in Small Heath. If you are supposed to have a share in the freehold, you should ensure that you have the original share certificate. Organising a replacement share certificate can be a time consuming formality and delays many a Small Heath conveyancing deal. If a reissued share is necessary, you should approach the company officers or managing agents (if applicable) for this sooner rather than later.

Small Heath Conveyancing for Leasehold Flats - Sample of Questions you should consider before buying

How many years are left on the lease? For many Small Heath leaseholds the cost for major works tend not to be built into the maintenance charges, albeit that there some managing agents in Small Heath require leaseholders to pay into a reserve fund and this is used to offset against major works. How many of the leaseholders are in arrears for their maintenance charge payments?