As someone unfamiliar with the Fulwell conveyancing process what is your top tip you can impart concerning the legal transfer of property in Fulwell

You may not hear this from too many lawyers but conveyancing in Fulwell and elsewhere in England and Wales is an adversarial process. Put another way, when it comes to conveyancing there exists plenty of opportunity for friction between you and other parties involved in the transaction. For example, the vendor, estate agent and sometimes the lender. Choosing a law firm for your conveyancing in Fulwell should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the process whose responsibility is to protect your legal interests and to keep you safe.

There is a distinct emergence in the "blame" culture- someone has to be blamed for the process being so protracted. We recommend that you should always trust your solicitor above all other parties in the home moving process.

We're in Fulwell, FTBs buying with a mortgage (lender is Coventry BS , and our lawyer is on the Coventry BS conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I am buying a property and the lawyer has identified Chancel Repair for which the house could be obligated to pay given it’s proximity to the area of such a church. She has recommended insurance. Is this really necessary for conveyancing in Fulwell

Unless a previous purchase of the house took place after 12 October 2013 you may assume that conveyancing practitioners delivering conveyancing in Fulwell to continue to suggest a chancel search and or insurance against a claim.

In my capacity as executor for the estate of my grandfather I am selling a house in Neath but reside in Fulwell. My solicitor (approximately 200 miles awayhas requested that I execute a stat dec ahead of completion. Could you suggest a conveyancing lawyer in Fulwell to attest this legal document for me?

Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are based in Fulwell

Do you have any advice for leasehold conveyancing in Fulwell with the aim of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Fulwell can be reduced if you get in touch lawyers the minute your agents start advertising the property and ask them to collate the leasehold information which will be required by the purchasers’ solicitors.
If you hold a share in a the Management Company, you should ensure that you are holding the original share certificate. Arranging a duplicate share certificate is often a time consuming process and slows down many a Fulwell home move. If a new share certificate is necessary, you should approach the company officers or managing agents (if relevant) for this at the earliest opportunity. If you have carried out any alterations to the residence would they have required Landlord’s permission? Have you, for example installed wooden flooring? Most leases in Fulwell state that internal structural changes or addition of wooden flooring necessitate a licence from the Landlord consenting to such alterations. Should you fail to have the paperwork to hand you should not communicate with the landlord without contacting your solicitor before hand. If there is a history of any disputes with your landlord or managing agents it is very important that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be nervous about purchasing a property where there is a current dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is clearly preferable to reveal the dispute as historic as opposed to unresolved. You believe that you know the number of years left on your lease but you should double-check by asking your lawyers. A buyer’s lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is less than 80 years. It is therefore important at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale.

Having spent years of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Fulwell. Can we issue an application to the Residential Property Tribunal Service?

Absolutely. We can put you in touch with a Fulwell conveyancing firm who can help.

An example of a Lease Extension decision for a Fulwell property is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case related to 1 flat. The unexpired term as at the valuation date was 60.45 years.