What is the first thing I need to know concerning purchase conveyancing in Filton?
Not many law firms shout this from the rooftops but conveyancing in Filton and elsewhere in England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there is lots of opportunity for friction between you and other parties involved in the ownership transfer. For example, the seller, estate agent and sometimes the lender. Selecting a solicitor for your conveyancing in Filton is a critical decision as your conveyancer is your adviser, and is the ONLY party in the transaction whose responsibility is to protect your best interests and to protect you.
There is a definite creep in the "blame" culture- someone must be at fault for the process taking so long. We recommend that you your first instinct should be to trust your conveyancer ahead of the other parties when it comes to the legal transfer of property.
I used Arc property Solicitors a few years ago for my conveyancing in Filton. I now require my file however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Filton of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Filton differ for newly converted properties?
Most buyers of new build or newly converted property in Filton come to us having been asked by the seller to exchange contracts and commit to the purchase even before the house is finished. This is because house builders in Filton usually 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 property lawyers 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 Filton or who has acted in the same development.
I have recently realised that I have Fifty years remaining on my lease in Filton. I now wish to extend my lease but my freeholder is can not be found. What are my options?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to demonstrate that you have done all that could be expected to locate the landlord. For most situations a specialist may be useful to try and locate and to produce an expert document to be used as evidence that the landlord can not be located. It is wise to seek advice from a conveyancer in relation to investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Filton.
I invested in buying a split level flat in Filton, conveyancing formalities finalised 8 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Filton with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 per annum. The lease runs out on 21st October 2074
With 51 years left to run we estimate the price of your lease extension to be between £30,400 and £35,200 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.
My conveyancers in Filton have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the bank. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a number of years?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.