Do I select a Licenced Conveyancer or Solicitor for conveyancing in Keynsham?

There are many registered licenced Conveyancers in Keynsham and Solicitor firms in Keynsham offering conveyancing It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal work in transferring property. The two can conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I have decided to exercise my right to buy my property in Keynsham off the council. I have a mortgage agreed with Yorkshire BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.

It is unclear whether my lender requires a lease extension. I have called my Keynsham bank branch on a couple of occasions and was informed it wasn't a problem and they will lend. My Keynsham conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. I simply don't know who is right.

Provided that the conveyancing practitioner is on the bank panel, they must comply with the Council of Mortgage Lenders’ Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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'm buying a new build house in Keynsham with a mortgage from Virgin Money. The builders would not move on the amount so I negotiated £7000 of extras instead. The estate agent advised me not inform my conveyancer about this extras as it will impact my mortgage with Virgin Money. 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.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Keynsham is where the house is located. Can you shed any light on this issue?

Flying freeholds in Keynsham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Keynsham you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Keynsham may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Hoping to buy a property located in Keynsham and I am already nervous. I couldn't find anything specific about Keynsham. Conveyancing will be needed in due course but do you know about the Keynsham area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Keynsham. In the meantime here are some basic statistics that we found

I am employed by a long established estate agency in Keynsham where we have witnessed a number of flat sales jeopardised due to leases having less than 80 years remaining. I have been given contradictory information from local Keynsham conveyancing solicitors. Can you clarify whether the seller of a flat can instigate the lease extension process for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I acquired a 1st floor flat in Keynsham, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Comparable flats in Keynsham with an extended lease are worth £191,000. The ground rent is £55 invoiced every year. The lease ceases on 21st October 2079

With only 54 years remaining on your lease we estimate the price of your lease extension to range between £32,300 and £37,400 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. 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 placing reliance on this information before getting professional advice.