Do the conveyancing lawyers Indexed on your site execute auction conveyancing in Shirehampton?
We know of a few auction practitioners we can put you in touch with those specialising in auction conveyancing. Shirehampton is one of our areas of where our lawyers cover.
My stepmother pointed out to me me that in buying a property in Shirehampton there could be various restrictions preventing external alterations to a property. Is this right?
We are aware of a number of properties in Shirehampton which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Shirehampton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Are all Shirehampton Conveyancing Quality Solicitors on the Leeds Building Society conveyancing panel?
It is true that some banks and building societies now use CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
I am due to exchange contracts on my apartment. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, HSBC are being difficult. The Shirehampton solicitor who is on the HSBC conveyancing panel is happy to accept ‘lack of building regulation’ insurance but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in Shirehampton differ for newly converted properties?
Most buyers of new build property in Shirehampton approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is built. This is because house builders in Shirehampton 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 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 used to new build conveyancing in Shirehampton or who has acted in the same development.
Over the last few months I have been searching for a ground for flat up to £305k and found one round the corner in Shirehampton I like with open areas and railway links nearby, the downside is that it only has 52 remaining years left on the lease. I can't really find anything else in Shirehampton suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a mortgage the shortness of the lease will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.
I am employed by a reputable estate agent office in Shirehampton where we see a number of leasehold sales derailed as a result of short leases. I have received inconsistent advice from local Shirehampton conveyancing firms. Could you confirm whether the seller of a flat can commence the lease extension formalities for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Shirehampton Conveyancing for Leasehold Flats - A selection of Queries before buying
The answer will be important as a) areas can cause problems for the block as the communal areas may start to deteriorate if repairs remain unpaid b) if the leaseholders have an issue with the managing agents you will wish to have complete disclosure How many of the leaseholders are in arrears for their service charge payments?