Do lenders provide you with an approved list of Hotwells conveyancing solicitors? How do you know who is on the Co-operative conveyancing panel?

Hotwells conveyancing firms themselves provide us confirmation that they are on the Co-operative conveyancing panel as opposed to being supplied with a list from Co-operative directly.

I am planning to acquire a flat and require a conveyancing solicitor in Hotwells who is on the The Mortgage Works approved. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for The Mortgage Works in certain locations such as Hotwells. We dont recommend any particular firm.

I have been told that property searches are the main reason for stalling in Hotwells conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any holding up conveyancing in Hotwells.

Am I right to be suspicious about 3rd parties that I am dealing with are encouraging me to use a web based conveyancing firm rather than a local Hotwells conveyancing practice?

As is the case with lots of service providers, often suggestions from relatives can be worth their weight in gold. Yet there are lots of parties with a vested interest in a conveyancing transaction; estate agents, financial adviser and banks may put forward lawyers to instruct. Sometimes the lawyers might be known to one of the organisations as being good in their field, but occasionally there may be a commercial relationship behind the recommendation. You have the discretion to select your own conveyancer. You need to be aware that some mortgage providers specify a panel list of solicitors you have to use for the mortgage related work in your conveyancing.

Can you provide any advice for leasehold conveyancing in Hotwells from the perspective of speeding up the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Hotwells can be avoided if you appoint lawyers the minute your agents start marketing the property and request that they start to put together the leasehold documentation which will be required by the buyers’ lawyers.
The majority of landlords or managing agents in Hotwells charge for supplying management packs for a leasehold home. You or your lawyers should find out the actual amount of the charges. The management pack sought as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Hotwells. If there is a history of conflict with your freeholder or managing agents it is essential that these are settled prior to the flat being put on the market. The buyers and their solicitors will be warry about purchasing a flat where there is an ongoing dispute. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to reveal the dispute as historic rather than unresolved. If you have the benefit of shareholding in the Management Company, you should make sure that you are holding the original share certificate. Obtaining a replacement share certificate can be a lengthy process and slows down many a Hotwells home move. If a duplicate share certificate is needed, you should approach the company officers or managing agents (where applicable) for this as soon as possible. If you have carried out any alterations to the premises would they have required Landlord’s permission? Have you, for example installed wooden flooring? Hotwells leases often stipulate that internal structural changes or installing wooden flooring calls for a licence issued by the Landlord acquiescing to such alterations. Should you dont have the paperwork to hand you should not contact the landlord without checking with your conveyancer before hand.

I acquired a 1 bedroom flat in Hotwells, conveyancing having been completed in 2004. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Hotwells with over 90 years remaining are worth £211,000. The ground rent is £45 yearly. The lease comes to an end on 21st October 2090

With 67 years remaining on your lease we estimate the premium for your lease extension to span between £10,500 and £12,000 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do 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. Neither should you take any other action based on this information without first seeking the advice of a professional.