Can I be sure that the Sparkhill conveyancing solicitor on the Yorkshire BS panel is any good?

When it comes to conveyancing in Sparkhill getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer conducting your transaction.

We have agreed to purchase a house in Sparkhill. A rare aspect is that the roof has a solar panel. Aldermore have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Aldermore your lawyer must check the formal instructions set out in Section 2 of UK Finance Lenders’ Handbook for Aldermore. The CML Handbook contains minimum provisions for solar panel roof-space leases, and solicitors are required to report to Aldermore where a lease fails to comply with these specifications. The requirements relate to the installation of panels on properties nationwide and is not limited to Sparkhill.

I was told three weeks ago that my mortgage has been agreed to by Bank of Ireland. Is it usual for Bank of Ireland to only issue the offer once my solicitor in Sparkhill is approved on their conveyancing panel? Bank of Ireland have asked my solicitor to see a copy of their PI Insurance.

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

It has been 3 months following my purchase conveyancing in Sparkhill completed. 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.

I'm buying a new build house in Sparkhill with a loan from HSBC Bank. The sellers refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The estate agent told me not reveal to my solicitor about the extras as it will affect my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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 am using a search engine for the phrase conveyancing in Sparkhill it reveals numerous property lawyersin the area. With so much choice what is the best way to find the suitable solicitor for the sale of my house?

The ideal way of seeking the right conveyancer is via personal testimonial, so enquire of friends and family who have bought a property in Sparkhill or a reputable estate agent or financial adviser. Costs for conveyancing in Sparkhill differ, so it's a good idea to obtain a minimum of four costs illustrations from different companies. Make sure that you know what costs in the quote includes.

I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a great figure which is making it all the more appealing. I have subsequently been informed that the title is leasehold rather than freehold. I am assuming that there are particular concerns buying a leasehold house in Sparkhill. Conveyancing lawyers have are soon to be instructed. Will they explain the issues?

Most houses in Sparkhill are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. it is apparent that you are buying in Sparkhill so you should seriously consider shopping around for a Sparkhill conveyancing solicitor and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as obtaining the landlord’sconsent to carry out changes to the property. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the house is located on an estate. Your lawyer should report to you on the legal implications.

Sparkhill Conveyancing for Leasehold Flats - A selection of Questions you should consider before buying

If a Sparkhill lease has less than 80 years it will affect the value of the apartment. It is worth checking with your lender that they are happy with residual term of the lease. Leases with fewer than 80 years remaining means that you will probably require a lease extension sooner rather than later and it is worth finding out what this will be. Remember, in most cases you will be be obliged to have owned the property for 24 months in order to be eligible to carry out a lease extension. How much is the maintenance charge and ground rent on the property? Many Sparkhill leasehold flats will be liable to pay a service charge for the upkeep of the block levied on behalf of the landlord. If you purchase the flat you will have to pay this charge, usually quarterly throughout the year. This can differ from a few hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a ground rent for you to pay annual, ordinarily this is not a large sum, say approximately £25-£75 but you need to check as occasionally it can be many hundreds of pounds.