Is the fact that my conveyancer in Mossley Hill is not on my lender's solicitor panel that there is a problem with the standard of the firm’s conveyancing?

It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Mossley Hill conveyancing practice and enquire why they are no longer on the approved list for your bank.

My wife and I are refinancing our flat in Mossley Hill with Kent Reliance. We have a son 19 who lives with us. Our solicitor requested us to identify any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the flat is repossessed. I have two concerns (1) Is this document specific to the Kent Reliance conveyancing panel as he never had to sign this form when we remortgaged 4 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?

On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Kent Reliance. This is solely used to protect Kent Reliance if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Kent Reliance had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

Just acquired a detached house in Mossley Hill , how long should it take for the Land Registry to record the transfer to my name? My Mossley Hill conveyancing solicitor works at snail pace, so I want to check the registration is addressed.

As far as conveyancing in Mossley Hill is concerned, registration is no quicker or slower than anywhere else in the country. Rather than based on location, timeframes can vary according to the party submitting the application, whether it is in order and whether the Land registry communicate with any other persons or bodies. Currently in the region of 80% of such applications are fully dealt with within two weeks but occasionally there can be protracted delays. Registration takes place once the purchaser is living at the premises therefore registration formalities is not typically top priority but if it is urgent that the the registration takes place urgently then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.

How simple is it to use the search tool to locate a conveyancing solicitor in Mossley Hill on the approved list for my mortgage?

First select a bank such as Lloyds TSB Bank, Virgin Money or Bank of Ireland then type in your preferred area for instance Mossley Hill. Conveyancing firms in Mossley Hill and across England and Wales will then be listed.

I am hoping to exchange soon on a leasehold property in Mossley Hill. Conveyancing lawyers have said that they are sending me a report next week. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Mossley Hill should include some of the following:

An explanation as to the provision in the lease to to contribute towards maintenance costs - with regard to both the building, and the more general rights a lessee has The unexpired lease term. You should be advised as what happens when the lease ends, and informed of the importance of not letting the lease term falling below eighty years The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Specifying your rights in relation to the communal areas in the block.For example, does the lease grant a right of way over an accessway or hallways? Where does the liability rest to repair and maintain the main walls and foundations. It is important for you to know which party is liable for the repair and maintenance of every part of the building

Mossley Hill Conveyancing for Leasehold Flats - A selection of Queries before buying

It would be prudent to discover if the the lease includes any adverse restrictions in the lease. For instance it is fairly common in Mossley Hill leases that pets are not allowed in certain buildings in Mossley Hill. If you love the propertyin Mossley Hill but your dog is not allowed to make the move with you then you will be presented with a hard choice. Many Mossley Hill leasehold properties will have a service charge for maintenance of the block levied by the management company. If you acquire the apartment you will have to pay this amount, normally periodically during the year. This can vary from several hundred pounds to thousands of pounds for blocks with lifts and large common grounds. In all likelihood there will be a rentcharge for you to pay annual, this is usually not a exorbitant amount, say about £50-£100 but you should to enquire it because occasionally it could be prohibitively expensive. Are any of leasehold owners in dispute over their service charge payments?