We are purchasing a property and require a conveyancing solicitor in Sea Mills who is on the Skipton solicitor panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Skipton . We don't recommend any particular firms conducting conveyancing in Sea Mills.
Please explain the implications if my lawyer’s firm is suspended from the Principality Solicitor panel ahead of completing my conveyancing in Sea Mills?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
My father informed me that in purchasing a property in Sea Mills there could be various restrictions limiting what one can do in terms of external changes to the property. Is this right?
There are a number of properties in Sea Mills which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Sea Mills should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it the case that all Sea Mills solicitor practices on the Barclays conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Barclays approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of lenders do list licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Sea Mills solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Sea Mills postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Sea Mills.
The deeds to our property can not be found. The conveyancers who did the conveyancing in Sea Mills 5 years ago are no longer around. What are my next steps?
These day there are copies made of almost everything, and your conveyancer should know exactly where to locate all the suitable paperwork so you may purchase or sell your property without a hitch. If copies are not available, your lawyer can arrange cover in the form of insurance or indemnities protecting you against possible claims on the property.
I have just started marketing my 2 bed flat in Sea Mills. Conveyancing solicitors are to be appointed soon, however I have recently had a yearly maintenance charge invoice – what should I do?
Your conveyancing lawyer is likely to suggest that you should pay the service charge as usual because all ground rent and maintenance invoices will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I inherited a garden flat in Sea Mills, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Sea Mills with a long lease are worth £185,000. The ground rent is £65 per annum. The lease ends on 21st October 2081
You have 60 years left to run we estimate the premium for your lease extension to be between £20,000 and £23,000 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.