We were going to get a DIP from Aldermore this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Aldermore recommend any Ladywood solicitors on the Aldermore conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Ladywood solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.

I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Ladywood conveyancing practitioner on the Nottingham panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Nottingham has sent the Land Registry the discharge electronically, and
3. Nottingham has instructed the Land Registry to do so

I was told four weeks ago that my mortgage has been agreed to by RBS. Is it usual for RBS to only issue the offer once my solicitor in Ladywood is approved on their conveyancing panel? RBS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am planning on selling our property in Ladywood and according to the buyers it appears that there is a risk of it being built on contaminated land. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a national conveyancing outfit rather than a conveyancing solicitor in Ladywood. Having lived in Ladywood for 5 years we know that this is a non issue. Should we get in touch with our local Authority to seek clarification that there is no issue.

It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

I am purchasing my first flat in Ladywood with a loan from Virgin Money. The builders would not budge the price so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not reveal to my conveyancer about the extras as it may affect my mortgage with Virgin Money. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I opted to have a survey done on a property in Ladywood prior to retaining lawyers. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some banks will refuse to issue a mortgage on a flying freehold home.

It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to call us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ladywood. Conveyancing may be slightly more expensive based on your lender's requirements.

I own a leasehold flat in Ladywood. Conveyancing and Chelsea Building Society mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1996. The conveyancing practitioner in Ladywood who previously acted has long since retired. What should I do?

First contact HMLR to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. There is no need to instruct a Ladywood conveyancing lawyer to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Leasehold Conveyancing in Ladywood - Examples of Queries Prior to Purchasing

Who are the managing agents? This information is useful as a) areas could result in problems in the building as the communal areas may start to deteriorate if repairs remain unpaid b) if the leasehold owners have an issue with the managing agents you will wish to have all the details If a Ladywood lease has fewer than eighty years it will impact the salability of the flat. It is worth checking with your mortgage company that they are content with remaining years on the lease. Leases with fewer than 80 years remaining means that you will most likely have to extend the lease at some point and you need to have some idea of how much this would cost. For most Ladywoodlease extensions you will need to own the premises for two years before you are entitled to carry out a lease extension.