I require conveyancing for a flat in a fairly new development (6 years old) in Kingswood. The vast majority the appartments have already been sold. Is it strictly necessary to order local searches as part of conveyancing in Kingswood?
Where you are obtaining a loan, your mortgage company will require some (many) of the searches so you'll have no choice. If not, then Kingswood conveyancing searches are for you to decide upon. No doubt your conveyancer, will ’encourage’, perhaps strongly, that you should have the searches done, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or it may be necessary to instruct a new lawyer for your conveyancing in Kingswood.
We are close to exchanging contracts on the sale of our property in Kingswood and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed a factory type conveyancing firm rather than a conveyancing solicitor in Kingswood. Having lived in Kingswood for 5 years we know that this is a non issue. Should we contact our local Authority to get clarification need.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You need to 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 life insurance to cover that same sickness)
I have been pointed in your direction by a couple of local estate agents in Kingswood to choose a property lawyer on your site. What’s the financial inducement for Estate Agents to offer your lawyers rather than alternative conveyancing organisations?
We refuse to make any referral fee for pointing buyers and sellers our way. We thought it would be too underhand to pay a commission as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I've found a house that seems to tick a lot of boxes, at a reasonable price which is making it more attractive. I have since discovered that it's a leasehold as opposed to freehold. I would have thought that there are issues purchasing a leasehold house in Kingswood. Conveyancing lawyers have are soon to be appointed. Will they explain the issues?
Most houses in Kingswood 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 Kingswood in which case you should be looking for a Kingswood conveyancing solicitor and check that they are used to transacting on 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 with the house. The lease will likely included provisions such as requiring the landlord’spermission to carry out alterations. You may also be required to pay a maintenance charge towards the upkeep of the estate where the property is part of an estate. Your solicitor should appraise you on the various issues.
I am the registered owner of a basement flat in Kingswood, conveyancing formalities finalised January 1996. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Kingswood with a long lease are worth £171,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2100
With 79 years left to run the likely cost is going to span between £8,600 and £9,800 as well as professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.
Can a conveyancer remove someone from the title of my home in Kingswood ?
Subtracting or adding someone to the title of your house is relatively straightforward. You’ll need to appoint a conveyancer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a property lawyer