I am getting a offer of a home loan from Nat West. I would like to employ the services of a Licensed Conveyancer in Solihull. Does the Nat West Solicitor panel include Licensed Conveyancers?

The Nat West approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

I am the registered owner of a freehold property in Solihull yet charged rent, why is this and what is this?

It’s unusual for properties in Solihull and has limited impact for conveyancing in Solihull but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.

I have been on the look out for a flat up to £235,500 and identified one near me in Solihull I like with amenity areas and transport links in the vicinity, the downside is that it's only got 49 years on the lease. I can't really find anything else in Solihull for this price, so just wondered if I would be making a mistake buying a short lease?

Should you need a mortgage the shortness of the lease will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.

My cousin has recommend that I use his conveyancers in Solihull. Do I take his recommendation?

Much as we are happy to recommend a Solihull conveyancing lawyer the best way to select a conveyancing practitioner is to seek referrals from friends or family who have used the conveyancer you're are thinking of instructing.

When it comes to my conveyancing in Solihull should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee

(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Solihull conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.