I am looking for value for money property lawyer. Do I opt for a web based conveyancer rather than a high street Clifton conveyancing solicitor?
Clifton is a special area, where neighbourhood insight is a significant benefit. The laid-back lifestyle is great – but not for your conveyancing. The property lawyers that we recommend display specialist Clifton knowledge with a professional, hands-onattitude that ensures the conveyancing to progress without drama. It is a definite plus if they can make use of long term relationships with mortgage brokers, local authorities, surveyors and counterpart Clifton conveyancing solicitors
My partner and I are buying our first house. The lawyer has texted usto ask if we would like to purchase additional conveyancing searches. Frankly we are clueless as to what's needed for conveyancing in Clifton
The type of Clifton conveyancing searches should be dictated primarily on the premises, the location, the likelihood of any of these risks, your knowledge of the area and risks, your general appetite to risk. What matters is that you properly appreciate what information the searches could supply. You may then decide if you personally think you need that information. Where you are unclear, ask your conveyancing practitioner to recommend.
We previously appointed solicitors located in Clifton on the Yorkshire BS solicitor approved list. They have just billed me a separate charge for dealing with the Yorkshire BS mortgage. Is this a supplemental conveyancing fee specified by Yorkshire BS?
Provided it is contained in their Terms and Conditions or estimate then yes your property lawyer may levy a fee for this. This fee is not set by Yorkshire BS but by your Clifton lawyer. Some firms on the Yorkshire BS panel will quote ’dealing with mortgage’ fee and others do not.
After weeks of negotiation I have agreed a price on a house in Clifton. My mortgage broker recommended their conveyancers. I paid an on account payment of £150. A few days later, the property lawyer contacted me to say that they were not on the Coventry BS 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 Coventry BS 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.
My offer was accepted on a property in Clifton on 22/5/2019, valuation was booked five days later, received a clean bill of health. Property lawyer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have been on the look out for a leasehold apartment up to £305k and identified one close by in Clifton I like with amenity areas and station in the vicinity, the downside is that it's only got 49 remaining years left on the lease. I can't really find anything else in Clifton in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a home loan the shortness of the lease will be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
Can you provide any advice for leasehold conveyancing in Clifton with the purpose of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Clifton can be avoided if you appoint lawyers the minute you market your property and ask them to collate the leasehold documentation needed by the purchasers’ representatives. If you have the benefit of shareholding in the freehold, you should ensure that you hold the original share document. Obtaining a duplicate share certificate can be a time consuming formality and frustrates many a Clifton conveyancing deal. Where a reissued share certificate is needed, do contact the company director and secretary or managing agents (where applicable) for this sooner rather than later. Some Clifton leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors. If there is a history of any disputes with your landlord or managing agents it is essential that these are resolved before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over as opposed to unresolved. Many landlords or Management Companies in Clifton charge for supplying management packs for a leasehold property. You or your lawyers should find out the actual amount of the charges. The management information can be applied for as soon as you have a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Clifton.
I purchased a 1 bedroom flat in Clifton, conveyancing formalities finalised 5 years ago. How much will my lease extension cost? Comparable flats in Clifton with over 90 years remaining are worth £206,000. The ground rent is £45 invoiced every year. The lease expires on 21st October 2085
With 66 years remaining on your lease we estimate the price of your lease extension to range between £11,400 and £13,200 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.