We are aiming to move house in January. Does my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you suggest a removal company in Brislington. Conveyancing firm was organised prior to coming across this website.
On the afternoon of completion you will need to collect the house keys from the property agent but this should only happen when the sellers solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be given over. After that you can tell the removal company that you are ready to move in. We do not suggest a particular removal company but can assist you in choosing a conveyancing in Brislington or a lawyer that specialises in conveyancing in Brislington.
My wife and I are spending time looking at flats in Brislington and I am now considering a potential offer. Is it sensible to have a solicitor on ‘stand by’? I intend to finance via a mortgage with Yorkshire BS.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are seeking a mortgage with Yorkshire BS, make sure you remember to check that your lawyer is on the Yorkshire BS conveyancing panel.
I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Brislington building society branch on numerous occasions and was told they are content with the situation and they will lend. My Brislington conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your lawyer has to follow the Council of Mortgage Lenders’ Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
What can a local search reveal regarding the house I am buying in Brislington?
Brislington conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for example PSG The local search is essential in every Brislington conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your property. The search will reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
How does conveyancing in Brislington differ for newly converted properties?
Most buyers of new build residence in Brislington approach us having been asked by the seller to sign contracts and commit to the purchase even before the property is finished. This is because developers in Brislington tend to buy the real estate, 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 conveyancing solicitors 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 Brislington or who has acted in the same development.
Due to the input of my in-laws I had a survey completed on a property in Brislington in advance of retaining conveyancers. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some lenders will refuse to give a mortgage on this type of house.
It varies from the lender to lender. Bank of Scotland has different requirements from Halifax. Should you wish to call us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Brislington. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Brislington to see if the conveyancing costs will increase in light of this.
I am employed by a long established estate agency in Brislington where we have experienced a few flat sales derailed due to short leases. I have received conflicting advice from local Brislington conveyancing solicitors. Could you clarify whether the vendor of a flat can commence the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder 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 buyer.
Leasehold Conveyancing in Brislington - Sample of Queries Prior to buying
It would be prudent to find out as much as possible concerning the managing agents as they can either make life much easier or uncomfortable. Being a leasehold owner you are often at the mercy of the managing agents both financially and when it comes to every day issues such as the tidiness of the communal areas. Don't be shy to ask other people what they think of their service. Finally, find out the dates that you are obliged pay the maintenance charge to the managing agents and specifically what you get for your money. Most Brislington leasehold flats will be liable to pay a service charge for maintenance of the block invoiced by the freeholder. Where you buy the apartment you will have to pay this amount, usually periodically during the year. This could be anything from two or three hundred pounds to thousands of pounds for buildings with lifts and large common grounds. In all likelihood there will be a ground rent to be met yearly, ordinarily this is not a large figure, say approximately £25-£75 but you need to check it because on occasion it could be many hundreds of pounds. How long is the Lease?