We were just about to sign contracts for a leasehold flat in Shenstone. We have hit a snag. The mortgage offer with National Westminster Bank expires on 1/7/2026 but the vendors are insisting on a completion date of 3/7/2026. Can one extend the loan expiry date?
The best person to deal with your concern is your lawyer who should determine whether he or she is corresponding with the lender, vendor’s representatives, selling agents or possibly all three based on the history of your conveyancing to date.
Will commercial conveyancing searches reveal planned roadworks that could affect a commercial estate in Shenstone?
Many commercial conveyancing solicitors in Shenstone will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Shenstone. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Shenstone.
For every commercial conveyancing transaction in Shenstone it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Shenstone commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Shenstone.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Shenstone?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Shenstone. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Due to the guidance of my in-laws I had a survey completed on a property in Shenstone in advance of appointing lawyers. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some banks may refuse to grant a mortgage on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. If you contact us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Shenstone. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Shenstone to see if the conveyancing costs will increase in light of this.
I’m about to sell my basement flat in Shenstone. Conveyancing lawyers have not yet been instructed, however I have just had a quarterly maintenance charge demand – what should I do?
It best that you pay the maintenance contribution as usual because all ground rent and maintenance payments will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Shenstone Conveyancing for Leasehold Flats - A selection of Questions you should consider before buying
-
How is the lease structured? The answer will be helpful as a) areas can cause problems for the block as the communal areas may start to deteriorate where repairs remain unpaid b) if the tenants have a dispute with the managing agents you will wish to have all the details Make sure you find out if there is anything that is prohibited in the lease. For example plenty of leases prohibit pets being permitted in certain buildings in Shenstone. If you love the apartmentin Shenstone yet your dog is not allowed to live with you then you will be faced difficult compromise.
When it comes to my conveyancing in Shenstone 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 Shenstone conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the solicitor's time in submitting the funds this way.