I decided to go with a local solicitor for our conveyancing in Bristol today. Reviewing the terms of engagement it is apparent thatwe are on the hook for charges even where the transaction does not complete. Should I go with them or select a web based conveyancing company promising no-sale-no-fee conveyancing in Bristol?
Generally there is a compromise along the lines that if "No Completion No Fee" is advertised then the conveyancing charges will tend to be be more expensive to neutralise the conveyances that fail to complete. Dont forget that these schemes rarely protect you from disbursements by way of example Bristol conveyancing search costs.
My fiance and I are refinancing our apartment in Bristol with Aldermore. We have a son approaching twenty who lives with us. Our solicitor requested us to identify any adults other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the flat is repossessed. I have two questions (1) Is this form unique to the Aldermore conveyancing panel as he did not need to sign this form when we bought 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your Aldermore conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Aldermore. This is solely used to protect Aldermore if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Aldermore had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
It is is a decade since I purchased my home in Bristol. Conveyancing lawyers have just been instructed on the sale but I can't find the title deeds. Will this cause complications?
Don’t worry too much. First there is a possibility that the deeds will be with the mortgage company or they could still be with the solicitor who acted in the purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Almost all conveyancing in Bristol relates to registered property but in the rare situation where your property is unregistered it is more tricky but is resolvable.
My relative advised me that where I am buying in Bristol I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally quoted for as part of the standard Bristol conveyancing searches. It is a large report of more than thirty pages, listing and detailing significant information about Bristol around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Bristol Education with maps and statistics, Local Amenities and other useful information about Bristol.
There are only Fifty years left on my flat in Bristol. I now wish to extend my lease but my landlord is missing. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. You will be obliged to demonstrate that you have made all reasonable attempts to track down the landlord. On the whole an enquiry agent would be useful to carry out a search and to produce a report which can be used as evidence that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer in relation to investigating the landlord’s disappearance and the application to the County Court covering Bristol.
I am the registered owner of a ground floor flat in Bristol, conveyancing formalities finalised 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 flats in Bristol with an extended lease are worth £201,000. The ground rent is £45 invoiced every year. The lease ends on 21st October 2085
You have 65 years left to run we estimate the price of your lease extension to be between £13,300 and £15,400 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.