Am I correct in assuming that the fact that my conveyancer in Almondsbury is not listed on my mortgage company's solicitor panel that there is a problem with the standard of his conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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 contact the Almondsbury conveyancing practice and ask them why they are no longer on the approved list for your lender.
It has been 2 months since my purchase conveyancing in Almondsbury concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the advice of my in-laws I had a survey completed on a property in Almondsbury before appointing conveyancers. I have been informed that there is a flying freehold element to the property. Our surveyor has said that some banks may refuse to give a mortgage on such a property.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. If you e-mail us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Almondsbury. Conveyancing will be smoother if you use a solicitor in Almondsbury especially if they are familiar with such properties in Almondsbury.
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At this site obtain a conveyancing quote from a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Almondsbury. Unlike many estate agents and many comparison sites we are not in the business of charging firms a fee if you choose them for your conveyancing in Almondsbury
I am employed by a reputable estate agent office in Almondsbury where we have experienced a number of flat sales jeopardised due to leases having less than 80 years remaining. I have received conflicting advice from local Almondsbury conveyancing firms. Could you clarify whether the seller of a flat can start the lease extension process for the purchaser on completion of the sale?
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 need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder 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 purchaser.
Leasehold Conveyancing in Almondsbury - Sample of Questions you should consider before buying
Its a good idea to discover as much as you can about the company managing the building as they will affect your use and enjoyment of the property. Being a leasehold owner you are frequently in the clutches of the managing agents both financially and when it comes to every day issues like the tidiness of the common parts. Don't be afraid to ask prospective neighbours what they think of them. On a final note, be sure you understand the dates that you are obliged pay the maintenance charge to the relevant party and specifically what you get for your money. How is the lease structured? If a Almondsbury lease has fewer than 80 years it will impact the marketability of the property. It is worth checking with your bank that they are happy with the length of the lease. Leases with fewer than 80 years remaining means that you will almost definitely require a lease extension sooner rather than later and it is worth finding out how much this would cost. For most Almondsburylease extensions you will need to own the property for a couple of years in order to be legally able to carry out a lease extension.
There are a number of houses in Almondsbury on private roads. I am acquiring one such house. What are the advantages and disadvantages of buying a property on a private road?
Almondsbury conveyancing firms will be familiar with transacting houseson unadopted roads. Your property lawyer will investigate title to identify any rights or liabilities. In many cases there is a management company (wholly owned by residents) that owners pay into to maintain the road. Where there is one, the road will likely be maintained and appear better than council adopted.