We are a couple about to sign contracts for a property in Downend. We encountered a problem. Our loan offer with Barclays runs out on 6/12/2021 but the vendors are suggesting a completion date of 8/12/2021. Is it possible to extend the mortgage expiry date?

The person best placed to deal with your concern is your lawyer who will hopefully calculate if they corresponding with the mortgage broker, vendor’s solicitors, property agents or conceivably all parties given the history of your transaction as of today.

I need some expedited conveyancing in Downend as I am faced with pressure to sign on the dotted line inside 4 weeks. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save fees and time?

As you are not taking a home loan you have the choice not to do searches although no lawyer would recommend that you don't. With plenty of history conveyancing in Downend the following are instances of what can be revealed and adversely affect future saleability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Unadopted Roads,...

How does conveyancing in Downend differ for newly converted properties?

Most buyers of new build property in Downend come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is finished. This is because new home sellers in Downend typically 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 used to new build conveyancing in Downend or who has acted in the same development.

Can you offer any advice when it comes to finding a Downend conveyancing practice to carry out our lease extension conveyancing?

When appointing a solicitor for your lease extension (regardless if they are a Downend conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you talk with several firms including non Downend conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:

What are the costs for lease extension work? If the firm is not ALEP accredited then what is the reason?

Leasehold Conveyancing in Downend - A selection of Queries before Purchasing

Is the freehold reversion owned collectively by the leaseholders? How much is the ground rent and service charge? Many Downend leasehold flats will have a service charge for maintenance of the block invoiced by the landlord. Should you purchase the apartment you will have to pay this contribution, normally in instalments throughout the year. This could differ from several hundred pounds to thousands of pounds for bigger purpose-built buildings. In all probability there will be a rentcharge to be met annual, normally this is not a significant amount, say about £25-£75 but you need to check as on occasion it can be prohibitively expensive.

To what extent are Downend conveyancing solicitors under an obligation to the Law Society to publish clear conveyancing costs?

Contained within the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, constitute the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Downend or or elsewhere in the country.