I require conveyancing for an apartment in a fairly new development (seven years old) in Sea Mills. 95% of the properties have already been disposed of. Do I need carry out the conveyancing searches for my conveyancing in Sea Mills?
Where you are obtaining a loan, your bank will need some (many) of the searches so you'll have no choice. If not, then Sea Mills conveyancing searches are for you to decide upon. No doubt your conveyancer, will 'advise', perhaps in the strongest possible terms, 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 insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you may need to instruct a new lawyer for your conveyancing in Sea Mills.
Can I use your services to find a Conveyancing solicitor in Sea Mills even if I’m not buying or selling a house, for instance where I wish to buy an office in Sea Mills with a loan from Skipton Building Society?
Our comparison service is predominantly used to get a quote from domestic conveyancing solicitors in Sea Mills but we have recorded at the end of this page a selection of Sea Mills commercial conveyancing firms. You will need to enquire with the firm directly to see if they can also act for Skipton Building Society
I am currently in the process of buying my council flat in Sea Mills. I have a mortgage offer with Skipton. 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 Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Sea Mills building society branch on a couple of occasions and was told they are content with the situation and they would lend. My Sea Mills conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the lawyer is on the bank panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook conditions for the bank. 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
About to purchase house in Sea Mills. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Sea Mills solicitor is on the Principality conveyancing panel.
Will our solicitor be raising enquiries concerning flooding during the conveyancing in Sea Mills.
Flooding is a growing risk for conveyancers dealing with homes in Sea Mills. There are those who buy a house in Sea Mills, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, but there are a numerous searches that may be undertaken by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Sea Mills. The conventional set of property information forms given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the seller to find out whether the premises has historically flooded. If flooding has previously occurred and is not notified by the seller, then a purchaser could bring a compensation claim as a result of such an misleading response. A purchaser’s conveyancers may also carry out an enviro report. This should indicate whether there is a recorded flood risk. If so, additional inquiries should be initiated.
What are your top tips when it comes to appointing a Sea Mills conveyancing firm to carry out our lease extension conveyancing?
When appointing a solicitor for lease extension works (regardless if they are a Sea Mills conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with several firms including non Sea Mills conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:
How familiar is the practice with lease extension legislation?
I acquired a studio flat in Sea Mills, conveyancing formalities finalised in 2008. 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? Similar flats in Sea Mills with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 yearly. The lease runs out on 21st October 2084
With just 64 years unexpired we estimate the price of your lease extension to be between £14,300 and £16,400 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.