Why would one use a Bradley Stoke conveyancing practice given that web based conveyancers are easier on the wallet?

By all means make sure that you compare conveyancing costs in Bradley Stoke and you should seek a reasonable quote but don’t become consumed with searching for the lowest priced Bradley Stoke conveyancer. Identifying the right conveyancer can mark the distinction between a seamless and a distressing move. It is important that you ensure that you have expert advice from an experienced solicitor. An e-mail can never take the place of a telephone conversation and can never replicate a face to face meeting. The firms that we work with will find you a qualified and top rated conveyancing solicitor who can tackle your conveyancing from start to finish, providing a level of personalised service that you rarely receive from an online conveyancer. He or She will contact you regularly to update you on headway and keep you informed. Should you need to contact the firm you will know who to ask for and we'll ensure you are kept fully informed.

We have agreed to purchase a house in Bradley Stoke. A rare aspect is that the roof has a solar panel. Aldermore have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Aldermore your lawyer must follow the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for Aldermore. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Aldermore where a lease fails to comply with these conditions. The conditions relate to the installation of panels on properties countrywide and is not restricted to Bradley Stoke.

I am due to exchange contracts on my house. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being a right pain. The Bradley Stoke solicitor who is on the Aldermore conveyancing panel is saying indemnity insurance will be fine but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?

It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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.

My sealed bid on a property in Bradley Stoke has been accepted, but there is a chain. The sellers have offered on a flat, but it’s not yet tied up, and are looking at other flats in the pipeline. I have chosen a high street conveyancing solicitor in Bradley Stoke. What do I do now? At what point do I apply for the mortgage with Virgin Money?

It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then valuation, Bradley Stoke conveyancing search charges, etc). The first thing to do is ensure that your conveyancer is on the Virgin Money approved list. Concerning the subsequent steps this very much depends on the uniqueness of your transaction, attraction to this property and on the state of the market. During a buoyant market the majority of purchasers would apply for the mortgage with Virgin Money and arrange for the valuation and only if it was satisfactory would they pay their property lawyer to proceed with the conveyancing in Bradley Stoke.

I have todaybecome aware that Arc property Solicitors have been shut down. They conducted my conveyancing in Bradley Stoke for a purchase of a freehold house 12 months ago. How can I check that my home is not still registered in the name of the previous owner?

The easiest way to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bradley Stoke conveyancing specialists.

I am buying a new build house in Bradley Stoke with the aid of help to buy. The builders would not move on the amount so I negotiated 6k of additionals instead. The property agent advised me not to tell my conveyancer about this deal as it may impact my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Can you offer any advice when it comes to finding a Bradley Stoke conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a property lawyer for lease extension works (regardless if they are a Bradley Stoke conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with several firms including non Bradley Stoke conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:

If the firm is not ALEP accredited then what is the reason? How experienced is the firm with lease extension legislation?

I am the registered owner of a split level flat in Bradley Stoke, conveyancing having been completed 8 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Bradley Stoke with a long lease are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease finishes on 21st October 2099

You have 75 years left to run we estimate the premium for your lease extension to be between £8,600 and £9,800 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.