Recently contacted my conveyancing lawyer in Bishopston who completed the legal work two years ago requesting a conveyancing costs illustration based on the same type of house move (a leasehold property and a freehold property) of almost identical values with a loan from Godiva Mortgages Ltd. I am now being quoted twice the amount. Am I right to be tempted to shop around for an alternative property lawyer?
The costs illustration is fractionally on the steep side. If you are happy to invest time contrasting charges you may be able to reduce the fees slightly by say £125. On the other hand, providing that you were happy with the legal work the firm offered you maylive to rue choosing an a cheaper solicitor. Remember to enquire that the firm can represent Godiva Mortgages Ltd. Do use our search tool to get a quote a Bishopston conveyancing firm on the Godiva Mortgages Ltd approved list of lawyers, which can often include conveyancing solicitors in Bishopston.
My wife and I are nearing an exchange on a property in Bishopston and my mum and dad have transferred the 10% deposit to my lawyer. I am now told that as the deposit has not arrived from me my lawyer needs to make a notification to my mortgage company. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the mortgage company about my parents' contribution when I applied for the home loan, so is it really appropriate for this now to delay the deal?
Your conveyancing practitioner is legally required to clarify with lender to ensure that they know that the balance of the purchase price is not from your own funds. The solicitor can only disclose this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
We have a mortgage agreed in principle with Principality. Bishopston conveyancing solicitors were chosen. What is the average time that one could expect to receive a mortgage offer from Principality?
There is no definitive answer here. Have Principality conducted the valuation? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have paid off my mortgage with TSB. I assume I don't need a Bishopston solicitor on the TSB panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Bishopston. I have a mortgage offer with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
Do I need to pay for insurance to address the risk of chancel repairs when buying a house in Bishopston?
Unless a prior acquisition of the house completed after 12 October 2013 you can assume that conveyancing practitioners conducting conveyancing in Bishopston to continue to suggest a chancel search and or chancel repair liability policy.
I am in need of some leasehold conveyancing in Bishopston. Before I get started I want to be sure as to the unexpired term of the lease.
Assuming the lease is registered - and almost all are in Bishopston - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I purchased a 1 bedroom flat in Bishopston, conveyancing having been completed 3 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Bishopston with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ceases on 21st October 2089
With just 68 years left to run the likely cost is going to range between £9,500 and £11,000 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.
What is the difference between surveying and conveyancing in Bishopston?
Conveyancing - in Bishopston or elsewhere - is the legal term given to transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re buying and will help you discover the condition of the building and, if there are problems, give you a powerful reason for negotiating the buying price down or asking the vendor to fix the defects prior to you move in.