If you had a top tip for choosing a conveyancing solicitor in Bradley Stoke what would it be?
We would encourage you not to base your choice on the cheapest Bradley Stoke conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
I have decided to exercise my right to buy my property in Bradley Stoke off the council. I have a mortgage offer with Principality. 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 use 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 Principality, you will need to appoint a solicitor on the Principality conveyancing panel.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Bradley Stoke solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Bradley Stoke postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Bradley Stoke.
I purchased my house on 7 September and my personal details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Bradley Stoke said it would be dealt with in less than a month. Are properties in Bradley Stoke particularly slow to register?
As far as conveyancing in Bradley Stoke registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can vary according to who lodges the application, whether it is in order and whether the Land registry communicate with any interested parties. At present approximately three quarters of submission are completed in less than three weeks but occasionally there can be longer hold-ups. Historically registration takes place once the new owner has moved in to the property thus registration formalities is not always an essential issue yet if it is urgent that the the registration takes place urgently then you or your lawyers must speak with the land registry and explain the circumstances.
How does conveyancing in Bradley Stoke differ for newly converted properties?
Most buyers of new build premises in Bradley Stoke contact us having been asked by the seller to exchange contracts and commit to the purchase even before the house is ready to move into. This is because house builders in Bradley Stoke typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bradley Stoke or who has acted in the same development.
I have been on the look out for a ground for flat up to £235,500 and identified one near me in Bradley Stoke I like with a park and railway links nearby, however it only has 51 remaining years left on the lease. There is not much else in Bradley Stoke in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a home loan that many years may be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
My husband and I are new on the property ladder - agreed a price, but the selling agent advised that the vendor will only move forward if we appoint their recommended solicitors as they need an ‘expedited deal’. We would rather use a high street conveyancer used to conveyancing in Bradley Stoke
We suspect that the seller is not behind this request. If they require ‘a quick sale', taking such a hostile approach to a motivated buyer is counter productive. Try to communicate with the sellers directly and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you are going to instruct your preferred Bradley Stoke conveyancing firm - as opposed tothe ones that will give the negotiator at the agency a referral fee or meet his conveyancing thresholds set by senior management.