What is the first thing I need to know regarding purchase conveyancing in Patcham?
Not many law firms or advisers will tell you this but conveyancing in Patcham or throughout England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is lots of room for confrontation between you and other parties involved in the transaction. For example, the seller, selling agent and sometimes a lender. Appointing a solicitor for your conveyancing in Patcham is a critical decision as your conveyancer is your adviser, and is the ONE party in the legal process whose interest is to look after your legal interests and to protect you.
Sometimes a third party with a vested interest will try and convince you that you should follow their advice. For example, the estate agent may claim to be helping by suggesting your lawyer is slow. Or your financial adviser may tell you to do something that is contrary to your conveyancers advice. You should always trust your lawyer above all other parties in the conveyancing process.
We're in Patcham, First timers buying with a mortgage (lender is RBS , and our solicitor is on the RBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the RBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor 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 require quick conveyancing in Patcham as I am under a deadline to sign on the dotted line inside 3 weeks. Fortunately I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?
As you are are a cash buyer you are at free not to do searches although no law firm would advise that you don't. Drawing on years of experience of conveyancing in Patcham the following are instances of what can appear and adversely affect future mortgageability: Refused Planning Applications, Overdue Fees, Overdue Grants, Unadopted Roads,...
How does conveyancing in Patcham differ for newly converted properties?
Most buyers of new build or newly converted property in Patcham approach us having been asked by the builder to exchange contracts and commit to the purchase even before the property is finished. This is because builders in Patcham typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Patcham or who has acted in the same development.
Expecting to complete next month on a leasehold property in Patcham. Conveyancing solicitors assured me that they will have a report out to me within the next couple of days. What should I be looking out for?
Your report on title for your leasehold conveyancing in Patcham should include some of the following:
Repair and maintenance of the property Details of the parties to the lease, for example these could be the leaseholder, superior lessor, freeholder Your solicitors should enable you to have an understanding of the insurance obligations You should be told what counts as a Nuisance in the lease Who has the liability for repairing the window frames
I own a garden flat in Patcham, conveyancing having been completed 9 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Patcham with an extended lease are worth £185,000. The ground rent is £65 invoiced every year. The lease comes to an end on 21st October 2084
You have 60 years unexpired we estimate the premium for your lease extension to be between £20,000 and £23,000 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.