We went with a high street firm for my conveyancing in Brislington yesterday. Upon checking the Ts and Cs I seewe are responsible for charges even if the sale aborts. Should I go with them or choose a web based conveyancing company advertising no-sale-no-fee conveyancing in Brislington?
Generally there is a concession along the lines that if "No Sale No Fee" is offered then the fee levels will generally be uplifted to cover the transactions that fail to complete. Please beware that such schemes rarely cover disbursements e.g. Brislington conveyancing search costs.
At what point will exchange of contracts occur in domestic conveyancing in Brislington and do I need to attend the conveyancers branch?
Where you are in close proximity to our conveyancing solicitors in Brislington you are welcome to come in to sign the paperwork. However, the firms we recommend supply countrywide coverage for conveyancing and provide as equally diligent and professional a job for you when dealing with you by post or email. The signing of the property agreement is not the point of no return. A signed contract is just a prerequisite for the solicitor to address the formalities at the suitable time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Brislington)to be in the office available at the end of the phone to exchange contracts.
Please explain the implications if my solicitor is suspended from the UBS Conveyancing panel ahead of completing my conveyancing in Brislington?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I used Stirling Law a few years past for my conveyancing in Brislington. I now require my papers but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Brislington of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I own a leasehold house in Brislington. Conveyancing and Coventry Building Society mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Brislington who previously acted has now retired. Do I pay?
The first thing you should do is contact HMLR to be sure that this person is in fact the registered owner of the freehold reversion. You do not need to instruct a Brislington conveyancing lawyer to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I bought a 2 bed flat in Brislington, conveyancing having been completed July 2005. 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? Comparable flats in Brislington with over 90 years remaining are worth £222,000. The ground rent is £50 invoiced annually. The lease runs out on 21st October 2089
With only 70 years unexpired the likely cost is going to range between £9,500 and £11,000 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.