We were just about to sign contracts for a freehold house in Abbeymeads. We encountered a stumbling block. The mortgage offer with HSBC Bank runs out on 1/7/2024 but the vendors are putting forward a completion date of 3/7/2024. Is it possible to extend the mortgage offer?

The person best placed to address this question is your lawyer who should calculate if he or she is corresponding with the mortgage company, vendor’s conveyancers, selling agents or possibly all three based on the history of your house move to date.

My bid for a property was accepted at auction in Abbeymeads. Conveyancing is needed. What happens now?

Given that you have now legally bound yourself to purchase you now have to hire the services of a conveyancing lawyer as a matter of urgency as you will have a pending a fixed date to complete the property. Every auction property should have a bespoke legal set of papers. This should include evidence of title and search results. In the case of leasehold property the conveyancing papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You must hand this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that your finances are in place to complete on the date specified in the contract.

I am currently in the process of buying my council flat in Abbeymeads. I have a mortgage agreed with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.

The formalities of my purchase has taken place for my property in Abbeymeads. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, chain free conveyancing. Abbeymeads is the location of the property. Is there any guidance you can impart?

Flying freeholds in Abbeymeads are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Abbeymeads you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Abbeymeads may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

If all goes to plan we aim to complete the sale of our £275,000 apartment in Abbeymeads in just under a week. The landlords agents has quoted £348 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Abbeymeads?

Abbeymeads conveyancing on leasehold flats usually involves the purchaser’s conveyancer sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to address these enquiries the majority will be willing to do so. They are at liberty to levy a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is £350, in some transactions it exceeds £800. The management information fee required by the landlord must be sent together with a synopsis of entitlements and obligations in relation to administration fees, without which the invoice is technically not due. In reality you have little option but to pay whatever is requested of you if you want to complete the sale of your home.

Abbeymeads Leasehold Conveyancing - A selection of Questions you should ask before Purchasing

Are any of leasehold owners in dispute over their service charge liability? Best to be warned whether fixing the lift or some other significant cost is due shortly that will be shared amongst the leasehold owners and will dramatically increase the the service charges or necessitate a one time invoice. The answer will be important as a) areas can cause problems in the building as the communal areas may start to deteriorate if repairs are not paid for b) if the leasehold owners have an issue with the managing agents you will want to have all the details

Are Abbeymeads conveyancing solicitors duty bound by the Law Society to publish clear conveyancing costs?

Inbuilt into the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Abbeymeads or further afield.