I am buying a victorian detached house in Frenchay Common. We would like to carry out an extension to the side at the house.Will legal conveyancing on the property include investigations to determine if these alterations were previously refused?

Your solicitor should review the deeds as conveyancing in Frenchay Common will occasionally reveal restrictions in the title deeds which restrict certain alterations or need the permission of a 3rd party. Some additions need local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these things with a surveyor prior to committing yourself to a purchase.

Can you help - my lawyer advises that chancel insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Frenchay Common?

The appropriate level of chancel indemnity insurance depends on who your lender is. It would differ for example between and . Conveyancing lawyers as opposed to members of the public take out such insurances.

Is it correct that all Frenchay Common CQS (Conveyancing Quality Scheme) solicitors are on the conveyancing panel?

Some major lenders now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.

I am close to exchanging contracts on the sale of our home in Frenchay Common and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A high street Frenchay Common lawyer would know this is not the case. It does beg the question why the buyers used an internet conveyancing firm rather than a conveyancing solicitor in Frenchay Common. We have lived in Frenchay Common for three years we know that this is a non issue. Should we get in touch with our local Authority to seek confirmation need.

It would appear that you have a conveyancing firm already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

I am purchasing a new build house in Frenchay Common with a loan from . The builders refused to move on the price so I negotiated £7000 of additionals instead. The house builders rep advised me not to tell my solicitor about the side-deal as it would affect my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

In what way does the Landlord & Tenant Act 1954 affect my commercial offices in Frenchay Common and how can your lawyers assist?

The 1954 Act affords protection to commercial tenants, granting the right to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Frenchay Common is one of our many locations in which our lawyers are located

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a great figure which is making it more attractive. I have subsequently been informed that the title is leasehold rather than freehold. I am assuming that there are particular concerns purchasing a leasehold house in Frenchay Common. Conveyancing advisers have are about to be appointed. Will my lawyers set out the implications of buying a leasehold house in Frenchay Common ?

Most houses in Frenchay Common are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. It is clear that you are purchasing in Frenchay Common in which case you should be looking for a Frenchay Common conveyancing solicitor and be sure that they are used to dealing with leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as requiring the freeholder’spermission to conduct changes to the property. You may also be required to pay a contribution towards the maintenance of the communal areas where the house is part of an estate. Your lawyer will report to you on the legal implications.

Frenchay Common Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing

Generally speaking the cost for major works tend not to be included within maintenance charges, albeit that a few managing agents in Frenchay Common ask leasehold owners to contribute towards a reserve fund and this is used to offset against larger repairs or maintenance. Who manages the block? Is there a share of the freehold?