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Ready to buy a new home in Horfield? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Horfield conveyancing at risk of delay or failure.

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Recently asked questions about conveyancing in Horfield

The sellers of the house we are purchasing have appointed a conveyancing solicitor in Horfield who has insisted on a preliminary contract with a payment two thousand pounds. Is it wise to enter into such agreements?

This form of agreement is not the norm in Horfield, conveyancers will often direct clients away from them as they detract from focusing on the main conveyancing focus and if you end up losing your deposit then the solicitor at best left with an upset client and at worst a litigious one. Furthermore, there is no assurance that just because the seller has signed an exclusivity contract they will sell to you. They may be tempted to break the agreement if they receive a big enough financial inducement to do so because a wronged party with the benefit of a exclusivity agreement will still be obliged show losses as a consequence of the breach and these may not equate the financial benefit that your vendor may obtain by reneging on the agreement, however morally shameful it undoubtedly is.

Should lawyers ask for an advanced payment when it comes to conveyancing in Horfield?

If you are buying a property in Horfield your solicitor will request that you put them with funds to cover the search fees. This will be the total of the cost of the Local Authority Search. When the deposit is as part of the total price then this should be needed immediately ahead of exchange of contracts. The closing balance that is due will be payable shortly before completion.

This question may be naive but I am unseasoned as a first time purchaser of a two bedroom flat in Horfield. Do I receive the keys to the house on the completion date from my lawyer? If so, I will find a local conveyancing solicitor in Horfield?

On the day of completion you will not be required to attend the conveyancers office in Horfield. Conveyancing lawyers for you will electronically transfer the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you will be able to pick up the keys from the Estate Agents and move into your new home. Usually this happens between 1 and 3pm.

We expect to receive a DIP from TSB this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do TSB recommend any Horfield solicitors on the TSB conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Horfield solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.

I can not fathom if my mortgage offer requires a lease extension. I have telephoned my Horfield building society branch on numerous occasions and was told it does not impact the mortgage offer and they would lend. My Horfield conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend based on their published requirements. Who do I believe?

As long as the conveyancing practitioner is on the mortgage company panel, they must comply with the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I need to appoint a conveyancing solicitor for freehold conveyancing in Horfield. I have land on a web site which seems to have the perfect solution If there is a chance to get all formalities completed via phone that would be preferable. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Back In 2006, I bought a leasehold flat in Horfield. Conveyancing and Barclays mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Horfield who acted for me is not around. What should I do?

The first thing you should do is make enquiries of HMLR to make sure that this person is in fact the new freeholder. It is not necessary to instruct a Horfield conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Horfield Conveyancing for Leasehold Flats - A selection of Queries before buying

    Please note that where the lease has fewer than eighty years it will impact the salability of the property. Check with your lender that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease sooner rather than later and you need to have some idea of how much this would cost. For most Horfieldlease extensions you will be be obliged to have owned the property for two years before you are legally able to extend the lease. Its a good idea to discover as much as you can concerning the company managing the building as they will either make your life much easier or uncomfortable. Being a leasehold owner you are frequently in the clutches of the managing agents from a financial perspective and when it comes to daily matters such as the cleanliness of the common parts. You should not be shy to ask prospective neighbours what they think of their service. On a final note, be sure you understand the dates that the maintenance fees are due to the relevant party and precisely what you get for your money. How is the lease structured?

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