We're in Bath, First timers buying with a mortgage (lender is Skipton , and our lawyer is on the Skipton conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Skipton conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one close by in Bath I like with a park and railway links in the vicinity, the downside is that it only has 49 remaining years left on the lease. There is not much else in Bath for this price, so just wondered if I would be making a mistake buying a short lease?
If you need a mortgage that many years will likely be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.
Are there any apps to assist me to search for a Bath solicitor on the Lloyds TSB Bank conveyancing panel? I have wheels and am willing to travel upto 25miles to meet the lawyer.
You can use the facility on this page. Please select a bank and your location and you will see a number of Bath conveyancing lawyers locally. We have detailed some Bath conveyancing firms at the bottom of this page and you can telephone them to see whether they are on the Lloyds TSB Bank panel
In surfing the internet for the phrase cheap conveyancing in Bath it shows results of numerous conveyancersin the vicinity. With so much choice what is the best way to find the right property lawyer for the sale of my house?
The preferential method of seeking the right conveyancer is through a personal referral, so enquire of colleagues and those you trust who have bought a property in Bath or a respected estate agent or financial adviser. Costs for conveyancing in Bath vary, so it's a good idea to secure at least three fee calculations from different solicitors. Make sure that you know that the fees are fixed.
I am attracted to a two flats in Bath which have about forty five years left on the lease term. Will this present a problem?
There is no doubt about it. A leasehold apartment in Bath is a deteriorating asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it adversely affects the value of the premises. For most buyers and lenders, leases with under 75 years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Bath conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Bath Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to buying
Does the lease include onerous restrictions? The answer will be useful as a) areas may result in problems in the building as the common areas may start to deteriorate if services remain unpaid b) if the leaseholders have a dispute with the running of the building you will wish to have complete disclosure Does the lease have more than 82 years unexpired?