My wife and I have lately purchased a house in Wednesbury. We have noticed several problems with the property which we consider were missed in the conveyancing searches. What action can we take? Can you clarify the type of searches that needed to have been conducted for conveyancing in Wednesbury?

The question is not clear as what problems have arisen and if they are unique to conveyancing in Wednesbury. Conveyancing searches and investigations initiated during the legal transfer of property are supposed to help avoid problems. As part of the process, a property owner fills in a document referred to as a SPIF. If the information provided is inaccurate, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Wednesbury.

Various internet forums that I have visited warn that are the main cause of delay in Wednesbury house deals. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not feature within the most frequent causes of hindrances in the conveyancing process. Searches are not likely to be the root cause of delay in conveyancing in Wednesbury.

I am buying a new build house in Wednesbury with a loan from . The sellers would not reduce the price so I negotiated £7000 of extras instead. The sale representative told me not inform my solicitor about this deal as it could impact my loan with the bank. Is this normal?.

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.

How can the Landlord & Tenant Act 1954 impact my commercial offices in Wednesbury and how can you help?

The 1954 Act gives security of tenure to commercial lessees, granting the legal entitlement to apply to court for a renewal lease and continue in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Wednesbury is one of the hundreds of locations in which the firms we work with are located

My fiance and I may need to rent out our Wednesbury 1st floor flat for a while due to taking a sabbatical. We used a Wednesbury conveyancing practice in 2003 but they have closed and we did not think at the time get any advice as to whether the lease allows us to sublet. How do we find out?

A small minority of properties in Wednesbury do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I am the registered owner of a split level flat in Wednesbury, conveyancing formalities finalised 1995. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Wednesbury with over 90 years remaining are worth £165,000. The ground rent is £45 per annum. The lease comes to an end on 21st October 50

With only 50 years remaining on your lease we estimate the premium for your lease extension to span between £36,100 and £41,800 as well as legals.

The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.