Is the fact that my conveyancer in Almondsbury is not identified on my lender's conveyancing panel that there is a problem with the standard of his work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Almondsbury conveyancing practice and enquire why they are no longer on the approved list for your bank.
We are purchasing a newly constructed apartment in Almondsbury and my conveyancer is telling me that she is duty bound to the lender to reveal incentives from the builder. I am nearing the developer’s deadline to exchange and I would rather not prolong the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
When reviewing online forums for a conveyancing lawyer in Almondsbury, most post that I must instruct a CQS kitemarked lawyer. What is CQS?
Almondsbury Conveyancing Quality Scheme solicitors have achieved certification under the Law Society's Scheme (CQS) The Law Society introduced CQS to promote high standards in the home legal process. CQS helps consumers to identify practices that provide a quality residential conveyancing. Almondsbury is one of locations in England and Wales in which CQS are located. The conveyancing scheme obliges law firms to undergo a strict assessment, compulsory training, self-certification, random audits and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Building Societies Association.
Just had an offer accepted on a new build apartment in Almondsbury. Conveyancing is daunting 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 questions that you may expect your new-build leasehold conveyancing in Almondsbury
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are surveyor prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants.
Given that I will soon spend 450k on a property in Almondsbury I wish to have a conversation with the solicitor concerning thetransaction in advance of instructing the firm. Can this be arranged?
We could not agree more - we would be pleased to talk to you we do not take any clients on without you liaising with the lawyer due to be doing your conveyancing in Almondsbury.There is no ‘factory style conveyancing’ - every client is an important person, not a case number. The law firms that we put you in touch with believe that the figure you are quoted for residential conveyancing in Almondsbury should be the amount on the final invoice that you are charged.
I have just appointed agents to market my basement apartment in Almondsbury. Conveyancing has not commenced, but 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 invoice as you normally would because all rents and maintenance invoices should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents 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. This will smooth the conveyancing process.
I own a basement flat in Almondsbury, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Almondsbury with a long lease are worth £216,000. The ground rent is £50 levied per year. The lease runs out on 21st October 2093
You have 69 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.