Me and my partner are buying property in Redland. My lawyer is not on the mortgage company conveyancing panel. Am I still permitted to continue with my Redland conveyancing solicitor notwithstanding that they are not on the bank panel?
You must instruct a solicitor to complete the legal work required when you take out a mortgage to buy your property. They will carry out all the appropriate due diligence on the property, ensuring that you’re properly registered as the owner and ensure that all the necessary mortgage documentation is in place. One can appoint a Redland solicitor of your choosing. Nevertheless, if the property lawyer appointed is not a member of the bank approved list additional costs will be incurred as separate legal representation will be need by the lender. Bank panel applications may be submitted, so if your lawyer has not in the past applied for membership they can do so.
My conveyancer has uncovered a a problem with the lease for the apartment we are buying in Redland. The other side have put forward defective title insurance as a workaround. We are happy with insurance and will pay for it. Our solicitor says that he must ensure that the bank is content with this solution. Are we the client or is the lender?
Even though you have a mortgage offer from the mortgage company does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the mortgage company are the client. The appropriate lender provisions must be adhered to.
How does conveyancing in Redland differ for newly converted properties?
Most buyers of new build residence in Redland contact us having been asked by the developer to exchange contracts and commit to the purchase even before the house is completed. This is because builders in Redland tend to acquire the site, 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 conveyancers 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 accustomed to new build conveyancing in Redland or who has acted in the same development.
I am hoping to put an offer on a small detached house that seems to be perfect, at a reasonable figure which is making it more attractive. I have since been informed that the title is leasehold rather than freehold. I would have thought that there are issues purchasing a leasehold house in Redland. Conveyancing solicitors have are soon to be instructed. Will they explain the issues?
The majority of houses in Redland are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. We note that you are buying in Redland so you should seriously consider shopping around for a Redland conveyancing solicitor and be sure that they are used to transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the landlord’spermission to carry out alterations. It may be necessary to pay a maintenance charge towards the upkeep of the estate where the property is part of an estate. Your lawyer will report to you on the legal implications.
I am the registered owner of a 1st floor flat in Redland, conveyancing was carried out in 1996. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Redland with a long lease are worth £197,000. The average or mid-range amount of ground rent is £55 levied per year. The lease finishes on 21st October 2073
With only 55 years left to run we estimate the price of your lease extension to range between £31,400 and £36,200 plus legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.
I need to find a bank panel solicitor in Redland. Could you help me?
Unfortunately it’s not apparent why you need a Redland panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the bank to find out which solicitors in Redland are on their panel . If you do find such a firm in Redland not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site