I decided to have a survey done on a property in Birmingham ahead of retaining conveyancers. I have been informed that there is a flying freehold element to the property. My surveyor has said that some lenders will not issue a mortgage on this type of house.

It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. Should you wish to telephone us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Birmingham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Birmingham to see if the conveyancing will be more expensive.

I'm remortgaging my current property to a BTL mortgage with Bank of Scotland and intend to use the remaining equity as a down payment on further property. The location we are looking at is Birmingham. Will your lawyers be able to act for the two mortgage companies and tie in the conveyances?

Do use our comparison tool on this site to check that the lawyers are approved by both banks. Assuming that they are your lawyer will be able to simultaneously deal with the two conveyancing matters but you should have a chat with you solicitor and make clear your desired outcome and needs.

Is it best to use a Birmingham conveyancing lawyer based in the vicinity that I am hoping to buy? An old friend can deal with the legal formalities however her office is 400miles drive away.

The primary upside of using a high street Birmingham conveyancing practice is that you can visit the firm to execute paperwork, deliver your ID and apply pressure on them where appropriate. Having local Birmingham know how is a bonus. However it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and they were happy that must outweigh using an unknown Birmingham conveyancing lawyer solely due to them being Birmingham based.

I today plan to offer on a house that appears to meet my requirements, at a great figure which is making it all the more appealing. I have since found out that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Birmingham. Conveyancing solicitors have are about to be instructed. Will they explain the issues?

The majority of houses in Birmingham are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Birmingham in which case you should be looking for a Birmingham conveyancing practitioner and check that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as obtaining the landlord’spermission to conduct alterations. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the house is located on an estate. Your solicitor should advise you fully on all the issues.

I bought a split level flat in Birmingham, conveyancing was carried out June 2011. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Birmingham with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 levied per year. The lease expires on 21st October 2097

With only 71 years remaining on your lease we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.

What is the reason for my conveyancing practitioner requiring numerous items of identification ahead of starting my conveyancing in Birmingham?

Birmingham conveyancing practitioners are obliged by the Law Society, SRA, HMLR and current Money Laundering Regulations to record that the have verified the identity of their clients. It is also sometimes a requirement of your mortgage offer. In addition they have to complete various forms, particularly those relating to stamp duty land tax and need to have information such as your full names, NI number and date of birth.