What is the most effective way to search for the right solicitor who can give a quality service for our conveyancing in Kings Heath?

First ask your friends and family who they experienced using in the past and if they were happy with the service.

Second, use a search tool on the web for conveyancing in Kings Heath. Call two or three listed and invite them to forward you their conveyancing fee calculations and discuss your needs with the solicitor who will conduct the legal process prior tomaking your choice.

Third is to use this site to assist you in finding the right solicitors taking into account your unique expectations including location,timings, complications and who your intended mortgage company is. Do not be teased by £100 conveyancing in Kings Heath

We were just about to exchange contracts for a garden flat in Kings Heath. We have hit a stumbling block. Our loan offer with Godiva Mortgages Ltd runs out on 27/3/2026 but the sellers are putting forward a completion date of 31/3/2026. Is it possible to extend the mortgage offer?

The best person to deal with your issue is your conveyancer who will calculate if they should be discussing with the bank, owner’s solicitors, property agents or indeed all three taking into account the circumstances your house move to date.

Forgive me if this question is silly but I am wet behind the ears as a first time purchaser of a ground floor flat in Kings Heath. Do I receive the keys to the house on the completion date from my conveyancer? If this is the case, I will use a local conveyancing solicitor in Kings Heath?

On the day of completion you will not be required to go to the conveyancers office in Kings Heath. Your solicitors will electronically transfer the completion advance to the vendor’s lawyers, and once they have received this, you will be called to collect the keys from the property Agents and move into your new home. Usually this occurs between 1 and 3pm.

Is it the case that all Kings Heath conveyancing solicitors on the Santander conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the Santander approved list of solicitors they would need to be regulated by the SRA. Some banks do list licenced conveyancers on their panel in which case such practice would be governed by the CLC.

Completion of my remortgage has taken place for my property in Kings Heath. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I am buying a new build flat in Kings Heath. Conveyancing is daunting 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.

Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Kings Heath

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I have been on the look out for a leasehold apartment up to £245,000 and identified one round the corner in Kings Heath I like with a park and station in the vicinity, however it's only got 51 years on the lease. I can't really find anything else in Kings Heath in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a home loan that many years may be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.