Willinstructing a Chipping Sodbury conveyancing lawyer make the legal process smoother?

Established third party relationships are another important factor to consider when appointing conveyancing solicitors. Chipping Sodbury conveyancers often have long term relationships with financial advisers and property, local authorities, surveyors and other law firms meaning you will move in shortest possible time. Having a sound insight into the local area is also a plus .

My partner and I are nearing an exchange on a property in Chipping Sodbury and my mum and dad have sent the ten percent deposit to my conveyancing practitioner. I am now told that as the deposit has not arrived from me my lawyer needs to disclose this to my lender. Apparently, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the lender concerning my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?

Your conveyancing practitioner is legally required to clarify with the bank to make sure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only notify this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.

My lawyer has informed me that breach of easement insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Chipping Sodbury?

The right level of breach of easement indemnity insurance should be dictated by who who your lender is. It would differ for example between HSBC Bank and Chelsea Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.

I have today made my last payment due on my mortgage with RBS. I assume I don't need a Chipping Sodbury conveyancing practitioner on the RBS panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where RBS has sent the Land Registry the discharge electronically, and
3. RBS has instructed the Land Registry to do so

I recently had an offer agreed on a house in Chipping Sodbury. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an advanced payment of £200. Not long after, the lawyer called me to say that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

A colleague recommended that where I am buying in Chipping Sodbury I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is usually quoted for as part of the standard Chipping Sodbury conveyancing searches. It is not a small report of more than thirty pages, listing and detailing significant information about Chipping Sodbury around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Chipping Sodbury Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Chipping Sodbury Education with maps and statistics, Local Amenities and other useful information regarding Chipping Sodbury.

I am in need of some leasehold conveyancing in Chipping Sodbury. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.

If the lease is recorded at the land registry - and 99.9% are in Chipping Sodbury - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I bought a ground floor flat in Chipping Sodbury, conveyancing was carried out in 1998. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Chipping Sodbury with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 per annum. The lease finishes on 21st October 2105

With only 80 years remaining on your lease the likely cost is going to range between £8,600 and £9,800 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.