The loan agreement from Nationwide for the refinancing of my single bedroom garden flat is due imminently. Can you recommend a low cost conveyancing lawyer in Bedminster?
You have arrived at the wrong place to search for the cheapest conveyancing solicitors in Bedminster. Our goal is to offer excellent value conveyancing but we do not advertise as being the cheapest. Avoid the trap of appointing organisations offering low cost conveyancing in Bedminster. At best, in being led by cheap conveyancing, you will end up with what you pay for and at worst it will result in you with a hefty uplift in additional fees and still not get the service you were hoping for.
The vendors of the home we are purchasing have appointed a conveyancing firm in Bedminster who has suggested a lock out contract with a non-refundable deposit two thousand pounds. Are such agreements sensible?
Lock out agreements are agreements binding a home owner and prospective acquirer granting the buyer the sole right to purchase the property for a set period of time. Essentially, a lock out is a document stating that you will receive a contract at a later date being the contract for the actual sale. It tends to be used for buyer assurance though in some cases, the owner may enjoy an upside from such agreements as well. There are various pros and cons to having an agreement but you should to check with your lawyer but beware that it may result in incurring more in conveyancing charges. In light of these reasons these contracts are not popular in relation to conveyancing in Bedminster.
I am the sole beneficiary of my late grandmother’s estate and I have everything in my name now, including the my former home in Bedminster. The Bedminster property was put into my name in November. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership could be treated the same way as though I had purchased the property in November. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How practical a view banks take of it, depend on the mortgage company as this clause is chiefly there to capture subsales or the quick reselling of property.
After weeks of negotiation I have agreed a price on a house in Bedminster. My financial adviser suggested a conveyancing practitioner. I paid an on account payment of £225. A couple of days later, the property lawyer called me sheepishly admitting that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on my house. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Clydesdale are being problematic. The Bedminster solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I'm remortgaging my primary property to a buy to let mortgage with Nottingham Building Society and intend to use the remaining equity as a down payment on another house. The area we are looking at is Bedminster. Will your solicitors be able to act for the two mortgage companies and tie in the transactions?
Do use our comparison tool on this page to check that the solicitors are approved by both banks. Having checked that they are your solicitor should be able to connect the two conveyancing matters but you should talk with you lawyer and communicate your desired outcome and needs.
I am employed by a busy estate agent office in Bedminster where we have witnessed a few leasehold sales jeopardised due to leases having less than 80 years remaining. I have been given inconsistent advice from local Bedminster conveyancing solicitors. Please can you confirm whether the owner of a flat can start the lease extension formalities for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I am the registered owner of a garden flat in Bedminster, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Bedminster with an extended lease are worth £176,000. The ground rent is £50 levied per year. The lease ceases on 21st October 2098
With just 80 years left to run the likely cost is going to be between £7,600 and £8,800 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.