I have given 8 weeks notice to my current landlord and have to leave my let out property in Moseley by the end of next month. Conveyancing for my house purchase is progressing. Can I complete in six weeks as don't want to have to move into short term accommodation?

It is unwise to give notice on a rental until your lawyer suggests that you should. If you have not previously done so, update to your solicitor and request that they seek the assistance the owners side, try to get a realistic time scale from them that everyone will look to achieve

It has been three months since my purchase conveyancing in Moseley took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Moseley differ for new build properties?

Most buyers of new build or newly converted property in Moseley contact us having been asked by the developer to exchange contracts and commit to the purchase even before the house is completed. This is because house builders in Moseley usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Moseley or who has acted in the same development.

I have been on the look out for a flat up to £195,000 and identified one close by in Moseley I like with a park and transport links nearby, the downside is that it only has 49 years unexpired on the lease. There is not much else in Moseley suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you require a home loan the shortness of the lease will likely be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.

Do you have any top tips for leasehold conveyancing in Moseley with the aim of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Moseley can be avoided if you instruct lawyers as soon as your agents start advertising the property and ask them to put together the leasehold documentation needed by the purchasers’ lawyers.
In the event that you altered the property did you need the Landlord’s consent? Have you, for example installed wooden flooring? Most leases in Moseley state that internal structural changes or installing wooden flooring require a licence issued by the Landlord approving such alterations. Where you fail to have the consents to hand do not communicate with the landlord without contacting your solicitor before hand. If you are supposed to have a share in the Management Company, you should make sure that you have the original share certificate. Obtaining a new share certificate can be a lengthy process and delays many a Moseley home move. Where a duplicate share certificate is needed, you should approach the company director and secretary or managing agents (where relevant) for this at the earliest opportunity. You believe that you know the number of years left on your lease but it would be advisable verify this by asking your conveyancers. A buyer’s lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is below 75 years. It is therefore important at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. A minority of Moseley leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors.

Moseley Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing

Most Moseley leasehold apartments will have a service bill for the upkeep of the building set by the management company. Where you buy the property you will have to meet this charge, normally periodically during the year. This can differ from a couple of hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a ground rent for you to pay annual, normally this is not a exorbitant amount, say about £25-£75 but you need to check as on occasion it can be many hundreds of pounds. How long is the Lease? It is important to be aware if redecorating or some other major work is anticipated to be shared between the leaseholders and may well dramatically increase the the maintenance costs or require a specific invoice.