Me and my partner are purchasing a maisonette in Southmead. My Conveyancer has never been on on the lender solicitor list. Is it possible for me to retain my Southmead conveyancing solicitor notwithstanding that they are not on the mortgage company list of approved lawyers?
You have a number of alternatives open to you here
- Proceed with your existing Southmead property lawyer but your mortgage company will no doubt appoint a lawyer from their conveyancing panel. This will result in additional cost together with potential interruption.
- Choose a fresh conveyancing practitioner to conduct the conveyancing, ensuring that they are on the lender conveyancing panel.
- Convince your solicitor to do everything possible to get accepted on the lender’s panel of solicitors
I am acquiring a house for cash in Southmead. I have been residing for the previous Seventeen years in Southmead. Conveyancing searches are exorbitant. As I know the road and vicinity very well must I have all the conveyancing searches?
In the absence of a mortgage, then the vast majority of the Southmead conveyancing searches are at your discretion. Your lawyer will 'advise', perhaps strongly, that you should have searches done, but he has a professional duty to do this. One thing to take into account; if you are intend to sell the house one day, it will likely be be of importance to your prospective purchaser what the searches disclose. Sometimes houses with day to day issues can still reveal detrimental search results. A good conveyancing solicitor in Southmead should be able to give you some constructive advice concerning this.
I purchased a freehold residence in Southmead yet charged rent, why is this and what is this?
It’s unusual for properties in Southmead and has limited impact for conveyancing in Southmead but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
Just had an offer accepted on a new build flat in Southmead. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Southmead
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
I opted to have a survey completed on a property in Southmead ahead of instructing lawyers. I have been informed that there is a flying freehold element to the property. The surveyor has said that some banks may not issue a mortgage on this type of house.
It varies from the lender to lender. HSBC has different requirements from Nationwide. Should you wish to call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Southmead. Conveyancing will be smoother if you use a solicitor in Southmead especially if they are accustomed to such properties in Southmead.